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2026-02-05 Planning Commission Agenda Packet
1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Agenda Approval 4.Open Forum – Public Comment Opportunity 5.Minutes a.Minutes 6.New Business a.Site Plan for "St. Therese of Corcoran" Phase Two at 19800 79th Place (city file 25-043) b.M&J Creekside Vineyard Variance 7.Reports/Information a.City Council Report - Council Liaison Vehrenkamp b.Planning Project Update 8.Commissioner Liaison Calendar a.Commissioner Liaison Calendar 9.Adjournment Corcoran Planning Commission Agenda February 5, 2026 7:00 PM *Includes Materials - Materials relating to these agenda items can be found in the Council Chambers Agenda Packet book located by the entrance. The complete Council Agenda Packet is available electronically on the City website at www.corcoranmn.gov. 1 STAFF REPORT Agenda Item: 5.a Council Meeting: February 5, 2026 Prepared By: Seth Gellman. Community Development Administrative Assistant, Topic: Minutes Action Required: Approval Council Action Attachments 1. 2025-01-06 Planning Commission Minutes Draft.docx 2 1 Corcoran Planning Commission Minutes January 6, 2026 – 7:00pm The Corcoran Planning Commission met on January 6, 2026, in Corcoran, Minnesota. Five Planning Commissioners were present in the Council Chambers. Members of the public were able to participate in-person and monitor the meeting through electronic means using Granicus on the city website. Present: Commissioners Brummond, Hargreaves, Lind, Kozicky, and Zachman were present at the start of the meeting. Also present: Planner Klingbeil, and Planner Lindahl. 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval Motion made by Kozicky, seconded by Lind, to approve the agenda for the January 6, 2026, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). 4. Open Forum – Public Comment Opportunity (None). 5. Minutes Motion made by Kozicky, seconded by Brummond, to approve the minutes for the November 6th, 2025, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). 6. New Business a. Phil's Quality Automotive Variance, Site Plan & Conditional Use Permit Amendment i. Staff Report Planner Lindahl presented the Staff Report. 3 2 ii. Open Public Hearing iii. Close Public Hearing Motion made by Brummond, seconded by Zachman, to close the public hearing. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). iv. Commission Discussion & Recommendation David Rasmsusson, Applicant, addressed the commission and explained the storage constraints that are on the property and that the business does not store junk automobiles. Commissioner Kozicky asked what items were being stored in the storage area, David Rasmusson, Applicant, explained that they are storing vehicles not currently being worked on to make room on the lifts the company uses to work on vehicles. Motion made by Lind, seconded by Brummond, to recommend approval of Phil's Quality Automotive Variance, Site Plan & Conditional Use Permit Amendment. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0) 7. Reports/Information a. Other Business - Planning Commission 2025 Annual Report and 2026 Priority Setting. Planner Klingbeil said additional items could be added to the 2026 priorities. Commissioner Lind said it would be helpful to add some of the intangibles to what the commission reviewed. She expressed appreciation to Councilmember Vehrenkamp who is available to the commission during Planning Commission meetings. She noted the commission was open to having joint work sessions with the City Council into 2026. Chair Brummond asked if the commission could only address items that are included on an official agenda. Planner Klingbeil confirmed that was typically the case as to what the City Council would like feedback on from the commission. Chair Brummond asked about the commercial and industrial updates. Planner Klingbeil said those updates would likely continue in 2026. Commissioner Kozicky asked what process there would be to discuss and encourage community gardens and agribusinesses. Councilmember Vehrenkamp said they have an ordinance to help guide the city through those potential projects and that the ordinance was new and potentially developing. He said a farmers’ 4 3 market was a goal of his for the community. He said a City Council work session was coming up to discuss 2026 priorities. There was some general discussion about upcoming meetings. b. City Council Report - Council Liaison Vehrenkamp Councilmember Vehrenkamp said the last City Council meeting was difficult, but a tax increase was agreed upon and reduced from previous projections. He discussed future fiscal responsibility and gradual tax increases. He explained that a lot of development was coming and the comprehensive plan update would begin in 2026. Chair Brummond made comments about the increasing costs within the community and comments made in a previous City Council meeting. Commissioner Lind said there were times when the Planning Commission and City Council voted differently on the same projects. She said the Planning Commission’s direction didn’t seem to be considered. She said there could be more communication with the City Council and Planning Commission to make more informed decisions. Chair Brummond and Councilmember Vehrenkamp said generally there were different viewpoints which led to some differing outcomes. Chair Brummond said the commission should communicate what items they would like to be discussed during the council update. c. Planning Project Update Planner Klingbeil gave a brief update. 8. Adjournment Motion made by Zachman, seconded by Hargreaves, to adjourn. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). The meeting adjourned at 7:43 PM. Submitted by Seth Gellman, Community Development Administrative Assistant 5 STAFF REPORT Agenda Item: 6.a Council Meeting: February 5, 2026 Prepared By: Seth Gellman. Community Development Administrative Assistant, Kendra Lindahl, AICP and Zeke Peters, AICP Topic: Site Plan for "St. Therese of Corcoran" Phase Two at 19800 79th Place (city file 25-043) Action Required: Approval Summary The applicant, Josh Montgomery, of St. Therese of Corcoran, LLC, has submitted a site plan approval request for Phase Two of the St. Therese project in Corcoran. The project includes 31 new independent living units, additional community space and underground garage parking. Council Action Attachments 1. 2026-02-05 PC PACKET St Therese Phase 2.pdf 6 Page 1 of 9 STAFF REPORT Agenda Item ___ Planning Commission Meeting: February 5, 2026 Prepared By: Zeke Peters, AICP and Kendra Lindahl, AICP Topic: Site Plan for “St. Therese of Corcoran” Phase Two at 19800 79th Place (city file 25-043) Action Required: Recommendation to City Council Review Deadline: March 10, 2026 1. Request The applicant, Josh Montgomery, of St. Therese of Corcoran, LLC, has submitted a site plan approval request for Phase Two of the St. Therese project in Corcoran. The project includes 31 new independent living units, additional community space and underground garage parking. 2. Background On November 23, 2020, Council approved a minor subdivision to subdivide the property for sale of the parcel to St. Therese, but the subdivision was never recorded. On November 22, 2021, Council approved the preliminary plat, site plan and conditional use permit for the senior living community with 206 units and accessory complementary uses. On February 24, 2022, Council approved a variance from the minimum number of overstory trees required for the project. On April 28, 2022, Council approved the final plat and development contract for “Town Center Addition”. On November 3, 2022, Staff approved an administrative permit and minor site plan amendment for the St. Therese project. Site plan modifications were approved to allow the approved development to be completed in two different phases as the memory care on the northwest open area was not feasible at the time. The original approvals conceptually showed the addition now proposed, but no approvals were granted. The 2021 approvals specifically noted that this expansion would require a new site plan review. 3. Context Zoning and Land Use The property is guided Mixed Use and zoned Downtown Mixed Use (DMU). The site is located within the 2040 Metropolitan Urban Service Area (MUSA) boundary. 7 Page 2 of 9 Surrounding Properties The properties to the east, west, and south are Mixed Use and zoned Downtown Mixed Use (DMU). The property to the north is the current Corcoran City Hall which is guided Public/Semi-Public and zoned Public/Institutional (P-I). Natural Characteristics of the Site The 2040 Comprehensive Plan Natural Resources Inventory Areas Map does not identify any significant natural plant communities within the proposed site. The Hennepin County Natural Resources Map does identify some floodplains and wetlands on and around the site. However, the area affected by this site plan does not show or have any significant environmental factors. 4. Analysis Staff has reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance and City Code requirements, as well as City policies. A. Level of City Discretion in Decision Making The City’s discretion in approving a site plan is limited to whether or not the plan meets the standards outlined in the Zoning Ordinance. If it meets these standards, the City must approve the site plan. B. Consistency with Ordinance Standards Site Plan The applicant is requesting a Site Plan approval for the expansion of the existing St. Therese building. The existing building includes community space, independent living units and assisted living. The expansion will include a new multi-story building that adds 71,832 sq. ft. of new floor area for 31 new units, common amenity space and underground parking. Lot Standards, Setbacks, and Density The DMU zoning district is unique in that it is intended to be a traditional downtown with maximum setbacks (build-to lines) rather than minimum setback. The district required buildings to comply with the following: - Front: 100-foot minimum setback from CR 116 15-foot maximum from other streets - Side, internal: None - Side, street: None - Rear: None The building expansion meets these standards. The building is not located within any required drainage and utility easements. 8 Page 3 of 9 The DMU District will provide for the establishment of a community focal point which is a blend of cultural, civic, entertainment, commercial, retail, residential and office uses. The DMU district expects residential multi-family uses will be developed at a minimum of ten units per acre or greater. The first phase is at 15.97 units per acre, and the addition will increase the density to 18.39 units per acre. This complies with the ordinance requirements and the Comprehensive Plan. Parking The City Code requires 1.5 parking spaces per dwelling unit for independent living facilities. This would require 47 new parking stalls for the expansion. The expansion will add 49 new underground spots and not affect any existing underground or surface spots. This would comply with the requirements of the City Code. The building addition will connect the existing underground parking to new parking under this building. A new entrance to the underground parking will be added to the north side of the addition. Screening The Code requires all rooftop and mechanical equipment to be fully screened. Some rooftop elements are shown on the elevations, but it is unclear whether these are screening rooftop equipment or simply architectural features. A rooftop plan and screening details must be provided to show compliance. Some screened and enclosed areas are shown on the plan, but no additional details on the type or size have been provided. If there is no rooftop equipment, then the applicant needs to indicate this is the case. The applicant will need to provide more details on mechanical equipment and screening for equipment. Landscaping The current landscaping shown on the site does not meet the requirements for the expansion. The existing site received a variance from the landscaping requirements at the time due to space constraints. The approvals explicitly stated that the variance was for Phase One only and that the applicant would need to seek another variance or alternative method for meeting landscaping requirements for each new addition or phase as they came in according to the City Code at that time. The new expansion would require 56 overstory trees and 83 understory shrubs based on the following calculation: - One tree per residential unit= 31 overstory trees. - One tree per 1,000 sq. ft. gross floor area not used for the residential units (24,879 sq. ft.) = 25 overstory trees. - One tree per 300 sq. ft. gross floor area not used for the residential units (24,879 sq. ft.) = 83 understory shrubs. 9 Page 4 of 9 The applicant’s plan does not meet ordinance requirements. The plans show the following amount of trees and shrubs with the new addition: - 31 overstory trees - 176 shrubs The ordinance requires an additional 25 overstory trees. City Code Section 1060.070 Subd. 2.G(4) allows landscaping to be placed off-site in lieu of a variance at Council discretion: At the sole discretion of the City, a portion of the total number of required trees for any development may be planted at a public location when it is determined by the City that site constraints or existing vegetation limit the ability to plant on site. Cash fees based on the estimated cost of materials and installation of required materials may be substituted for public location planting at the discretion of the City. The City Council should direct the applicant and Staff on how to provide for an alternative for not meeting the landscaping requirements. The City Council may either take cash equivalent of the missing landscape in order to plant it elsewhere in the city, or have the applicant plant the remaining materials on public property. Staff recommends that the City Council consider requiring the applicant to plant the trees in the portion of the lineal park adjacent to the site. This is discussed later in the staff report. Signage There is existing signage on the site, and no additional signage is proposed with this application. The building expansion will not increase the amount of signage allowed on the site. Freestanding signs are not allowed in the DMU zone. The applicant has asked for an off-premise gateway sign for St. Therese to help with wayfinding, however, City Code does not allow off premise signs. St. Therese has requested this off-site signage in the past and Council has not supported changing to Code to allow off-site signage. The applicant has not submitted a formal request for an ordinance amendment to allow off-site signage, but staff does not support such a change. Figure 1- Landscape Plan 10 Page 5 of 9 The Southeast District Plan and Design Guidelines identify gateway signage for the Town Center area in Corcoran. These locations are shown in Figure 1, with one sign identified on 79th Place and a second at City Center Drive at County Road 116. This sign is intended to be a gateway for the area and not to advertise the commercial uses. However, the Council may wish to consider whether or not gateway signage is still desirable. This could be incorporated into the Civic Center planning that is currently underway. Building Height Neither the DMU district nor the Town Center have a maximum building height and multi-story buildings are encouraged. The building expansion for the independent living is shown at four stories over the parking garage and the common area connection to the existing building is two stories tall. The building height complies with ordinance standards. Architecture The addition will match the existing building. The Town Center architecture standards are more specific than any other district and require: Exterior building materials shall be classified either primary, secondary, or accent materials. Primary materials shall cover at least 60% of the facade of a building. Secondary materials may cover no more than 30% of the facade. Accent materials may include door and window frames, lintels, cornices, and other minor elements, and may cover no more than 10% of the facade. Allowable materials are as follows: • Primary exterior building materials may be brick, stone (natural or cultured) EIFS, stucco, architectural precast concrete or glass. Bronze tinted or mirror glass are prohibited as exterior materials. • Secondary exterior building materials may be any of the primary building materials above or decorative block, integrally colored stucco, or fiber cement siding (color impregnated or painted) in vertical panel design only with hidden seams. • Accent materials may be wood, metal or fiber cement when used in trim, fascia or soffit if appropriately integrated into the overall building design and not situated in areas which will be subject to physical or environmental damage. Figure 2 - Gateway Sign Example and Locations 11 Page 6 of 9 • All primary and secondary materials shall be integrally colored, except where otherwise stated. • Decorative block shall be colored only by means of a pigment integral to the block material, not applied to the surface. • Sheet metal, corrugated metal, iron, shakes, plain flat concrete block are not acceptable as exterior wall materials. The proposed building matches the existing building with a mix of fiberboard lap siding in blue, grey and beige and fiberboard panels as the primary materials, with stone veneer, thin brick veneer and other materials. It appears that the fiber cement siding exceeds the 30% maximum allowed by the Town Center standards. However, the standards use the word “may” rather than “shall”; therefore, staff believes that mix generally meets the spirit of the ordinance with high quality materials. Additional information must be provided to calculate the percentage mixes as outlined in the standards. Utilities The site plan shows the building expansion connecting to the existing utilities on site. Trunk fees have already been collected for the site. However, access charges (SAC/WAC) will be collected at time of building permit for the new units once a SAC determination is received from the Metropolitan Council by the applicant. Transportation and Access The expansion will be built on a vacant portion of the lot. The site will be accessed via existing curb cuts. There is no expected impact to the existing transportation into or within the site. The parking garage addition will be accessible from a parking lot area that is currently connected to the existing building parking garage. Stormwater There are no new stormwater ponds proposed or required and the new development will connect to the existing system. All stormwater changes will be reviewed by the City Engineer on how it connects to the existing system and the impacts proposed. This expansion was planned for in the initial project design. Wetlands and Floodplain The site construction will take place on an existing pad ready area and will not affect wetlands in the surrounding areas. Grading and Erosion Control The site will require minimal grading as the site was graded with the initial development with the intention of future development on the site. A SWPP will be required and reviewed by the City Engineer. The City Engineer has provided comments on the Site Plan in the attached memo. 12 Page 7 of 9 The current plans do not show any construction staging and the applicant will need to provide this in order to understand the impacts of construction on access to and from the functioning site. The applicant has indicated that they would like to use the lineal park for staging (as they did in the initial phase). Parks and Trails The plat for the site included a lineal park along CR 116 that was deeded to the City at the time of platting. This park is currently unimproved. The Parks and Trails Plan in the 2040 Comprehensive Plan shows a proposed off-road through this lineal park. The ordinance requires park dedication for the new development. The applicant would be required to provide park dedication as follows: • Independent living: 31 units x $4,040 = $125,240.00 The Parks Committee reviewed this site plan and suggested that the City consider requiring the applicant to make public improvements in the lineal park in lieu of cash and have the applicant build the planned 8-foot paved trail, grade and provide ground cover. The trees that cannot be planted on the St. Therese site could be planted in the lineal park. The applicant has indicated a strong desire to see the addition of a trail in the lineal park, which would provide a walking path for residents. Additionally, the applicant has indicated a desire to use some of the lineal park area for construction staging for the new addition. The City may charge rental fee for use of this space and require the developer to restore the areas. The City and developer could agree that rather than restore the site to the natural setting it currently is in, those costs could be part of the lineal park improvements. There could be cost savings by having the developer make the lineal park improvements as part of their construction as there would be no mobilization cost. Furthermore, these improvements could immediately be used by St. Therese residents and might also provide community benefits if the civic center campus proceeds. Figure 3-Town Center Map with Lineal Park 13 Page 8 of 9 If the City Council wishes to pursue this option, staff would request that the developer prepare a plan for the lineal park section between 79th and City Center drive, with an 8-foot paved public trail, low-maintenance ground cover and the 25 trees required to be planted off-site for City review. The plans should include cost estimates to determine whether additional park dedication and rental fees would be required from the applicant. This plan would need to be reviewed by the Parks and Trails Commission and approved by the City Council prior to execution of a development agreement that would outline the terms. Public Safety The public safety committee met and reviewed the plans. Many of the comments are on building code issues and the applicant is working with the City on these items. The applicant will need to address the comments in the attached public safety memo. Future Phases The plans show a future expansion in the northwest portion of the site. The approvals for this northwest corner have expired and the applicant will be required to come back to request site plan approval for that expansion should it be desired in the future. Summary The Phase Two building addition to St. Therese will add 31 new residential units and 4,630 sq. ft. of new amenity space with a green roof. The site does not meet the minimum landscaping requirements and the applicant would need to provide a cash equivalent or plant trees on City land elsewhere. While the City is limited in discretion for Site Plans, this application does allow the City Council to determine the following items: 1. Whether or not allow construction staging on the lineal park and any rental fees and regulations for that rental. 2. Whether to accept cash-in-lieu of land for the park dedication requirements or require the applicant to make the lineal park improvements for that portion of park between 79th and City Center Drive along CR 116. 3. Whether to require the applicant to plant the landscaping that does not fit on site on City land or take a cash equivalent to allow the City to plant elsewhere. These are policy questions for the City Council, but the Planning Commission may wish to provide feedback. Given the complexity of these issues, staff would likely need to bring back a development agreement to the City Council for approval at a future date. 5. Recommendation Move to recommend approval of the draft resolution approving the Site Plan requested, subject to the findings conditions in the draft resolution. 14 Page 9 of 9 Attachments 1. Draft Resolution Approving the Site Plan 2. Site Location Map 3. City Engineer’s Memo dated January 23, 2026 4. Public Safety Memo dated January 7, 2026 5. Applicant Narrative received January 9, 2026 6. Off-Site Sign examples from Applicant 7. Civil Plans dated January 6, 2026 8. Landscape Plans dated January 6, 2026 9. Architectural Plans dated January 6, 2026 15 City of Corcoran February XX, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-XX Page 1 of 3 Motion By: Seconded By: APPROVAL OF A SITE PLAN FOR ST. THERESE OF CORCORAN INDEPENDENT LIVING FACILITY EXPANSION AT 19800 79TH PLACE (PID 24-119-23-32-0004) (CITY FILE NO. 25- 043) WHEREAS, St. Therese of Corcoran, LLC (“the applicant”) is requesting approval of a site plan to allow construction of an expansion to the existing independent living facility building on property legally described as follows: Lot 1, Block 1 of the Town Center Addition, Hennepin County, Minnesota Torrens Property WHEREAS, the Planning Commission has reviewed the site plan at a duly called public meeting. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions: 1. A site plan is approved to allow for St. Therese of Corcoran Phase Two as show on the application and plans received by the City on December 16, 2025, and January 9, 2026, except as amended by this resolution. 2. The applicant shall comply with all requirements of the City Engineer’s memo, dated January 23, 2026. 3. The applicant shall comply with all requirements of the Public Safety Plan Review comments dated January 7, 2026. 4. A building permit is required prior to beginning construction. 5. All signage shall comply with the standards in Chapter 84 of the City Code. 6. The applicant must submit final building plans for City review. The plans must include material details, including colors, and building heights must be dimensioned. The elevations must also show material coverage as a percentage on each façade to ensure compliance with Zoning Ordinance standards. 7. A revised landscape plan that shows the following: a. Required number of shrubs and trees. b. Provided number of shrubs and trees. c. The remaining number of shrubs and trees to be provided elsewhere. 8. The applicant will be required to enter into a Development Agreement with the City, which will be brought back to the City Council for approval. 16 City of Corcoran February XX, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-XX Page 2 of 3 9. A development agreement will be required for this project and will be negotiated with the developer and City staff for City Council approval. The development agreement will include standard terms and conditions including the following: a. Terms for use of the lineal park for construction staging, b. Park dedication requirements, which may be cash or improvements to the lineal park, based on the finding that: i. the development will add 31 new homes, ii. residents of the development will need access to nearby parks and trails that do not exist today, and c. Off-site landscaping or cash-in-lieu to meet the standards in Section 1060.070 Subd. 2.G(4) of the City Code. 10. FURTHER, that the following conditions must be met prior to issuance of building permits a. Record the approving resolution and associated documents at Hennepin County and provide proof of recording to the City. b. The Development Agreement must be executed by the developer and the City, financial guarantees in place and fees paid. c. The applicant shall submit any and all necessary permits to the watershed and receive approval and provide proof of permits to the City. d. Approvals shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. e. Facilities and equipment shall be removed within six months of becoming unnecessary or obsolete. f. If trees marked for preservation are removed during construction, the applicant shall be required to provide an equivalent caliper inch replacement for the lost trees. g. A complete set of revised plans shall be submitted showing compliance with the approval conditions in this resolution. h. A construction staging plan must be provided and reviewed by the City Engineer. i. Construction plans for improvement of the lineal park between 79th and City Center Drive must be provided for staff review. Plans shall include an 8-foot bituminous trail, grading, landscape restoration with low maintenance ground cover and trees. Spaces for concrete pads for benches should be shown. Cost estimates should be provided. j. A rooftop plan with screening details and all mechanical equipment screening and location must be shown on the plan to show compliance with the City Code. 17 City of Corcoran February XX, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-XX Page 3 of 3 11. FURTHER, that the following conditions must be met prior to release of remaining escrow: a. Any request for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. b. Any request for the City to inspect the required pond and wetland buffers in order to reduce financial guarantees must be accompanied by a recertification/verification of field inspection by the project Landscape Architect. A letter signed by the Landscape Architect verifying buffers have been correctly seeded in compliance with the plans and specifications will suffice. c. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this xxx day of February 2026. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 18 Hennepin County Property Map Date: 1/27/2026 Comments:PARCEL ID: 2411923320004 OWNER NAME: Saint Therese Corcoran Llc PARCEL ADDRESS: 19800 79th Pl,Corcoran MN 55340 PARCEL AREA: 12.89 acres, 561,288 sq ft A-T-B: Torrens SALE PRICE: SALE DATE: SALE CODE: ASSESSED 2024, PAYABLE 2025 PROPERTY TYPE: Apartment HOMESTEAD: Non-Homestead MARKET VALUE: $11,500,000 TAX TOTAL: $177,474.60 ASSESSED 2025, PAYABLE 2026 PROPERTY TYPE: Apartment HOMESTEAD: Non-Homestead MARKET VALUE: $24,500,000 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is not suitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2026 1:4,800 19 Memo To: Kevin Mattson, City Engineer Public Works Director From: Steve Hegland, PE Project: St. Therese Phase 2 Site Plan Review Date: January 23, 2026 Exhibits: This Memorandum is based on a review of the following documents: 1. City Submittal Plans by BKBM Dated 12/16/225 Comments: General: 1. In addition to engineering related comments, the proposed plans are subject to the review of Planning, Zoning, Public Safety, and shall be in accordance with all other applicable codes and standards of the City of Corcoran, NPDES, ECWMC, Hennepin County, etc. 2. Plans are not signed for construction. Prior to approval a complete signed set of drawings shall be provided. Site Plan 1. All pedestrian landings shall be ADA compliant including where the new sidewalk is connected to the City sidewalk. If the cross slope is more than what is required for a compliant landing, the development should remove and replace the necessary sidewalk to ensure compliant access is provided. 2. The construction plans shall indicate where construction staging, construction fencing, material storage, access restrictions and any proposed restrictions on public roadways or parking. Adequate space for construction staging and sequencing shall be provided to ensure that newly constructed 79th Place is not impacted by the project. Grading & Stormwater 1. The plans shall identify the EOF for the parking area north of the garage entrance to ensure that a minimum of 1’ of separation is provided from the EOF to the garage opening. 2. The private storm run along 79th Place is shown in the drainage and utility easement which already has gas and electric service to the building. The applicant shall work with the utility companies to ensure that the storm sewer doesn’t’ conflict with the existing utilities. An encroachment agreement will be required for the storm sewer being within the easement. 3. Calculations shall be provided for the new and existing storm sewer to ensure it is sized for the catchment area. 4. The site plan shows perimeter draintile around the building. The building permit plans shall show the drailtile location and shall not discharge to the sanitary sewer. 20 January 2026 St. Therese Phae 2 Kevin Mattson Page 2 of 2 Water and Sewer 1. The apartment is proposing to connect to the water stub provided at the southwest corner of the building. The fire and domestic services are being split outside the building. At the time of the building permit, the applicant shall confirm if an indicator valve is necessary and then confirm its placement. 2. It is assumed that the sanitary service will be provided through the adjacent building as no service is shown on the plans. It should be confirmed that the existing service is adequate to support the additional flow. End of Comments 21 Page 1 of 1 MEMO Date: January 7, 2026 To: Planning (Community Development Director Davis McKeown, Planner Lindahl, and Planner Klingbeil) From: Deputy Director of Public Safety Burns Re: City File 25-043 St. Therese Phase 2 A Public Safety plan review meeting was held on January 7, 2026, to review the submitted concept plan for Lano Equipment. In attendance were the following: Fire Chief Farrens, Fire Chief Leuer, Fire Chief Malewicki, Building Official Rosenau, Construction Services Manager Prichard, and Planner Klingbeil. The comments below are based on the materials submitted on December 16, 2025. 1. Sprinkler connects & operates with the main system not two riser room 2. May require 2 hydrants 3. Additional Knox Box at the new entrance 4. Power shutoff to EV chargers should be clearly identified a. Also recommended to be located near service door on ground level 5. Applicants should meet with the Public Safety team to review Emergency Response Plan 22 23 Off-Site Signs proposed by St. Therese 24 25 26 27 DATE PROJECT # PROJECT STATUS DRAWN BY CHECKED BY I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the state of Minnesota. Date Lic. No. KEY PLAN 8200 COUNTY ROAD 116 CORCORAN, MN 55340 26157 DD PRICING SET ST. THERESE Phase Two 19181 Revisions No.Description Date Joel W. Maier, PE 01-06-2026 WH STD 01-06-2026 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 26157 C100 SELECTIVE SITE DEMOLITION AND EROSION CONTROL PLAN 28 DATE PROJECT # PROJECT STATUS DRAWN BY CHECKED BY I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the state of Minnesota. Date Lic. No. KEY PLAN 8200 COUNTY ROAD 116 CORCORAN, MN 55340 26157 DD PRICING SET ST. THERESE Phase Two 19181 Revisions No.Description Date Joel W. Maier, PE 01-06-2026 WH STD 01-06-2026 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 26157 C200 GRADING, DRAINAGE, AND EROSION CONTROL PLAN 29 DATE PROJECT # PROJECT STATUS DRAWN BY CHECKED BY I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the state of Minnesota. Date Lic. No. KEY PLAN 8200 COUNTY ROAD 116 CORCORAN, MN 55340 26157 DD PRICING SET ST. THERESE Phase Two 19181 Revisions No.Description Date Joel W. Maier, PE 01-06-2026 WH STD 01-06-2026 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 26157 C300 PAVING, GEOMETRIC, AND UTILITY PLAN 30 DATE PROJECT # PROJECT STATUS DRAWN BY CHECKED BY I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the state of Minnesota. Date Lic. No. KEY PLAN 8200 COUNTY ROAD 116 CORCORAN, MN 55340 26157 DD PRICING SET ST. THERESE Phase Two 19181 Revisions No.Description Date Joel W. Maier, PE 01-06-2026 WH STD 01-06-2026 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 26157 C400 CIVIL DETAILS 31 DATE PROJECT # PROJECT STATUS DRAWN BY CHECKED BY I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the state of Minnesota. Date Lic. No. KEY PLAN 8200 COUNTY ROAD 116 CORCORAN, MN 55340 26157 DD PRICING SET ST. THERESE Phase Two 19181 Revisions No.Description Date Joel W. Maier, PE 01-06-2026 WH STD 01-06-2026 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 26157 C500 STORM WATER PLAN 32 DATE PROJECT # PROJECT STATUS DRAWN BY CHECKED BY I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the state of Minnesota. Date Lic. No. KEY PLAN 8200 COUNTY ROAD 116 CORCORAN, MN 55340 26157 CITY RE-SUBMITTAL ST. THERESE Phase Two 48084 Revisions No.Description Date Benjamin D. Hartberg, PLA 01-06-2026 HL BH xx-xx-2025 © 2025 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 26157 PRELIMIN A R Y NOT FOR CONSTRUCTION 475 Cleveland Ave. North Suite 101A St. Paul, MN 55104 Phone: 651.788.9018 calyxdesigngroup.com OVERVIEW LANDSCAPE PLAN L1.0 New Turf Sod Landscape Symbols:City of Corcoran Tree Requirements: Trees Previously Planted as Part of the Phase 1 Building Construction: 159 Overstory Equivalent* Trees Required to be Planted as Part of the Phase 2 Building Construction: 31 Overstory Equivalent* NW Future Building Addition was initially shown on the 12/2021 tree variance site plan as part of Phase 1 Construction. Should this addition be constructed an additional 22 Overstory Equivalent trees would be required under the terms of the Phase 1 tree variance, to achieve 181 Total Overstory Equivalent trees. PROPOSED ADDITION FUTURE DEVELOPMENT PARCEL EXISTING BUILDING FUTURE BUILDINGADDITION EXISTING BUILDING Existing Tree to Remain PHASE 2 PHASE 3 PHASE 1 PHASE 1 OVERVIEW LANDSCAPE PLAN: CURRENT PHASE SYMBOL CODE BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY DECIDUOUS OVERSTORY TREE As Acer x freemanii `Sienna`Sienna Glen Maple 2.5" Cal. B&B 1 Br Betula nigra River Birch 2.5" Cal. B&B 4 BJ Betula platyphylla `Jefpark`Parkland Pillar Birch 2.5" Cal.6 Co Celtis occidentalis Common Hackberry 2.5" Cal. B&B 2 QC Quercus bimundorum 'Crimschmidt' Crimson Spire Oak 2.5" Cal. B&B 8 EVERGREEN TREES Bf Abies balsamea Balsam Fir 6` Hgt.B&B 3 Pd Picea glauca `Densata`Black Hills Spruce 6` Hgt.B&B 4 ORNAMENTAL TREES Mp Malus x `Prairifire`Prairifire Crab Apple 1.5" Cal. B&B 6 Si Syringa reticulata `Ivory Silk`Ivory Silk Japanese Tree Lilac 1.5" Cal. B&B 3 SHRUBS Am Aronia melanocarpa `Morton` TM Iroquis Beauty Black Chokeberry 5 gal.Pot 4 Cr2 Clethra alnifolia `Ruby Spice`Ruby Spice Clethra 3 gal.Pot 33 Ci Cornus sericea `Isanti` Isanti Redosier Dogwood 3 gal.Pot 22 Ha Hydrangea arborescens `Annabelle` Annabelle Hydrangea 5 gal.Pot 23 Jf Juniperus chinensis `Sea Green` Sea Green Juniper 5 gal.Pot 49 Rg Rhus aromatica `Gro-Low`Gro-Low Fragrant Sumac 5 gal.Pot 15 Sm3 Spiraea x bumalda `Goldmound` Gold Mound Spirea 3 gal.Pot 12 Vb Viburnum trilobum `Bailey Compact` Compact American Cranberry Bush 5 gal.Pot 18 ANNUALS/PERENNIALS Ba Baptisia australis Blue Wild Indigo 4"Pot 6 Fo Festuca ovina glauca `Elijah Blue`Blue Fescue 1 gal.Pot 36 Hh Hemerocallis x `Happy Returns`Happy Returns Daylily 1 gal.Pot 39 Lb Leucanthemum x superbum `Becky` Shasta Daisy 1 gal.Pot 24 Nw Nepeta x faassenii `Walkers Low`Walkers Low Catmint 1 gal.Pot 33 GRASSES Ck Calamagrostis x acutiflora `Karl Foerster`Feather Reed Grass 1 gal.Pot 88 Mp2 Miscanthus sinensis `Purpurescens`Flame Grass 1 gal.Pot 31 PLANT SCHEDULE General Notes: 01. Refer to Sheet L1.0 for Overview Landscape Plan, Sheet L1.1 for Landscape Plan, Sheet L1.2 for Amenity Deck Enlargement, and Sheet L2.1 for Landscape Details 02. See Civil Engineer's plans for site plan layout and dimensions. 03. Protect adjacent landscape areas from damage during construction. 04. Place topsoil on all areas disturbed by construction, including right-of-way boulevards, unless specified otherwise. Soil depth per specifications. 05. Ensure care is taken not to damage paving and other site improvements during landscape installation. 06. The Landscape Contractor is required to coordinate with the Owner, General Contractor, and City prior to any work in the right-of-way. Obtain permits as necessary for work on city or county property. 07. Refer to landscape notes regarding maintenance and warranty of newly installed landscape materials. 21 Overstory Trees 07 Overstory Trees 03 Equivalent Overstory Trees 33 EXISTING PROPOSED ADDITION ROCK MULCH &EDGER PER NOTES BUILDING AMENITY DECK SEE ENLARGEMENT ON L2.0 GREEN ROOF SEE ENLARGEMENT ON L2.0 EXISTING MECHANICALENCLOSURETURF SOD TURF SOD TURF SOD TURF SOD TURF SOD EXISTING SIDEWALK EXISTING TREETO REMAIN FUTURE STREET TREEBY CITY OF CORCORANFUTURE STREET TREEBY CITY OF CORCORAN BOULEVARD LANDSCAPE BY CITY OF CORCORAN TURF SOD TU R F S O D EXISTING LAWNTO REMAIN ROCK MULCH &EDGER PER NOTES ROCK MULCH &EDGER PER NOTES ROCK MULCH &EDGER PER NOTES DECKDECK DE C K DE C K GARAGE EXISTING DRIVEWAY DECKDECK EXISTING PLANTBED TO REMAINENSURE SMOOTH TRANSITIONFROM EXISTING TO NEW EDGER LINE FOR ONECONTINUOUS PLANT BED SIDEWALK PER CIVIL PLANS DE C K BOULDER PERSPECIFICATIONS ROCK MULCH IN HILLSIDE AREALANDSCAPING TO BE UPSIZED 2" DIAMETER STAIR PER CIVIL PLANS DE C K DECK AR E A W E L L TU R F S O D DRVEWAY EXHAUST LOUVER BY OTHERS DECIDUOUS OVERSTORY TREE DECIDUOUS ORNAMENTAL TREE DECIDUOUS COLUMNAR OVERSTORY TREE DECIDUOUS ORNAMENTAL TREE LIGHTPOLE LIGHTPOLE LIGHTPOLE LIGHTPOLE EXISTING SIDEWALK DECIDUOUS COLUMNAR OVERSTORY TREES CONIFEROUSOVERSTORY TREES DECIDUOUS OVERSTORY TREES EXISTING TREES, TYP. PHASE 1 FOUNDATIONPLANTS TO REMAIN. EXISTING LANDSCAPE AREA EXISTING LANDSCAPE AREA EXISTING TREES, TYP. DECIDUOUS OVERSTORY TREES DATE PROJECT # PROJECT STATUS DRAWN BY CHECKED BY I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the state of Minnesota. Date Lic. No. KEY PLAN 8200 COUNTY ROAD 116 CORCORAN, MN 55340 26157 CITY RE-SUBMITTAL ST. THERESE Phase Two 48084 Revisions No.Description Date Benjamin D. Hartberg, PLA 01-06-2026 HL BH xx-xx-2025 © 2025 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 26157 PRELIMIN A R Y NOT FOR CONSTRUCTION 475 Cleveland Ave. North Suite 101A St. Paul, MN 55104 Phone: 651.788.9018 calyxdesigngroup.com LANDSCAPE PLAN: General Notes: 01. Refer to Sheet L1.0 for Overview Landscape Plan, Sheet L1.1 for Landscape Plan, Sheet L1.2 for Amenity Deck Enlargement, and Sheet L2.1 for Landscape Details 02. See Civil Engineer's plans for site plan layout and dimensions. 03. Protect adjacent landscape areas from damage during construction. 04. Place topsoil on all areas disturbed by construction, including right-of-way boulevards, unless specified otherwise. Soil depth per specifications. 05. Ensure care is taken not to damage paving and other site improvements during landscape installation. 06. The Landscape Contractor is required to coordinate with the Owner, General Contractor, and City prior to any work in the right-of-way. Obtain permits as necessary for work on city or county property. 07. Refer to landscape notes regarding maintenance and warranty of newly installed landscape materials. Landscape Symbols: New Turf Sod Per Notes LANDSCAPE PLAN L1.1 New Edger Per Notes City of Corcoran Tree Requirements: Trees Previously Planted as Part of the Phase 1 Building Construction: 159 Overstory Equivalent* Trees Required to be Planted as Part of the Phase 2 Building Construction: 31 Overstory Equivalent* NW Future Building Addition was initially shown on the 12/2021 tree variance site plan as part of Phase 1 Construction. Should this addition be constructed an additional 22 Overstory Equivalent trees would be required under the terms of the Phase 1 tree variance, to achieve 181 Total Overstory Equivalent trees. Existing Tree to Remain 34 SIDEWALK PER CIVIL PLANS TURF SOD TURF SOD PROPOSEDADDITION EXISTINGBUILDING VEGETATED ROOF IN LIEU OF BALLAST WALKING PATH MAINTENANCE PATH MAINTENANCE PATH MAINTENANCE EDGE MAINTENANCE EDGE SYNTHETIC TURF PEDESTAL PAVER SYSTEM PEDESTAL PAVER SYSTEM SYNTHETIC TURF KID'S CORNER STAIR PERCIVIL PLANS CITY SIDEWALK PLANTER WALLS PER TURF SOD MAINTENANCE EDGE VEGETATED ROOF, SEE DETAIL 20.0' 3. 5 ' 5. 5 ' 2. 0 ' 13.5' 24"x48" 24"x48" ARCHITECTURAL OUTDOOR GAMES AREA SEE DETAIL VEGETATED ROOF IN LIEU OF BALLASTSEE DETAIL VEGETATED ROOF IN LIEU OF BALLASTSEE DETAIL VEGETATED ROOF IN LIEU OF BALLAST SEE DETAIL VEGETATED ROOF IN LIEU OF BALLASTSEE DETAIL DATE PROJECT # PROJECT STATUS DRAWN BY CHECKED BY I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the state of Minnesota. Date Lic. No. KEY PLAN 8200 COUNTY ROAD 116 CORCORAN, MN 55340 26157 CITY RE-SUBMITTAL ST. THERESE Phase Two 48084 Revisions No.Description Date Benjamin D. Hartberg, PLA 01-06-2026 HL BH xx-xx-2025 © 2025 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 26157 PRELIMIN A R Y NOT FOR CONSTRUCTION 475 Cleveland Ave. North Suite 101A St. Paul, MN 55104 Phone: 651.788.9018 calyxdesigngroup.com AMENITY DECK PLAN: AMENITY DECK PLAN L1.2 General Notes: 01. Refer to Sheet L1.0 for Overview Landscape Plan, Sheet L1.1 for Landscape Plan, Sheet L1.2 for Amenity Deck Enlargement, and Sheet L2.1 for Landscape Details 02. See Civil Engineer's plans for site plan layout and dimensions. 03. Protect adjacent landscape areas from damage during construction. 04. Place topsoil on all areas disturbed by construction, including right-of-way boulevards, unless specified otherwise. Soil depth per specifications. 05. Ensure care is taken not to damage paving and other site improvements during landscape installation. 06. The Landscape Contractor is required to coordinate with the Owner, General Contractor, and City prior to any work in the right-of-way. Obtain permits as necessary for work on city or county property. 07. Refer to landscape notes regarding maintenance and warranty of newly installed landscape materials. 35 12" 4" DEPTH, 12" WIDE ARKALITE ROCK MAINTENANCE STRIP, WHERE NOTED PER PLAN ALONG VEGETATED ROOF PERIMETER. SEDUM MAT PER SPECIFICATIONS. 4"-5" DEPTH PLANTING MEDIUM, PER SPECS. ADJACENT CONDITION - REFER TO PLAN INSULATION & WATERPROOFING PER ARCHITECTURAL STRUCTURAL DECK. SEE ARCHITECTURAL PLANS. 6"X6" ALUMINUM GREEN ROOF EDGE RESTRAINT, WITH SLOTTED VERTICAL EDGE BY GREEN ROOF SOLUTIONS. SUBMIT SHOP DRAWINGS FOR APPROVAL. 2.6" HYDROTECH HYDRODRAIN 1000 DRAINAGE MAT, CONTINUOUS UNDER ENTIRE GREEN ROOF AREA, EXCEPT UNDER PAVEMENT. SEAL SEAMS & INSTALL PER MANUFACTURER'S RECOMMENDATIONS. SEE SPECIFICATIONS FOR ADDITIONAL INFORMATION. DATE PROJECT # PROJECT STATUS DRAWN BY CHECKED BY I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the state of Minnesota. Date Lic. No. KEY PLAN 8200 COUNTY ROAD 116 CORCORAN, MN 55340 26157 CITY RE-SUBMITTAL ST. THERESE Phase Two 48084 Revisions No.Description Date Benjamin D. Hartberg, PLA 01-06-2026 HL BH xx-xx-2025 © 2025 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 26157 PRELIMIN A R Y NOT FOR CONSTRUCTION 475 Cleveland Ave. North Suite 101A St. Paul, MN 55104 Phone: 651.788.9018 calyxdesigngroup.com LANDSCAPE DETAILS, NOTES, & SCHEDULES: 1'-6" (MIN.) 4" FACE OF WALL OR BACK OF CURB. MULCH PER LANDSCAPE NOTES EDGER PER LANDSCAPE NOTES 3 OZ. NEEDLE-PUNCH FILTER FABRIC, TURN-UP FINISHED GRADE PITCH SUB-GRADE TO DRAIN AWAY FROM BUILDING WALLS & CURBS. NOTES: SEE PLAN FOR CROSS SLOPE DIRECTION.PLANT BED WIDTH VARIES, SEE PLAN. AT EDGES, OVERLAP SEAMS 4". SEE PLANS WIDTHS MAY VARY SUBMIT MULCH, EDGER, AND FABRIC SAMPLES FOR APPROVAL. 1 L2.1 TYP. MULCH DETAIL NOT TO SCALE EXISTING SOD BLADE EXISTING THATCH LAYER SOIL NEW SOD BLADE NEW THATCH LAYER SOIL SUB CUT FOR NEW SOD THATCH LAYERS TO HAVE MATCHING ELEVATION 1" 3/ 4 " 4" CONCRETE SIDEWALK * THATCH LAYERS TO MATCH * NO THATCH ABOVE ADJACENT GRADE * SUB-CUT AND FINAL GRADE BY SOD INSTALLER OR CURB 2 L2.1 NEW SOD TO EXISTING SOD DETAIL NOT TO SCALE 1. Tree saucer for individual trees outside of a plant bed to be four inches (4") depth natural single-shred Western Red Cedar mulch. Install per tree planting detail. Dyed mulch is not accepted. Do not place mulch against tree trunk. Remove wire and burlap from top third of root ball before final soil back-fill and mulch. 2. Refer to civil plan sheets for grading, drainage, site dimensions, survey, tree removal, proposed utilities & erosion control. 3. All plant material shall comply with the latest edition of the American Standard for Nursery Stock, American Association of Nurserymen. Unless noted otherwise, deciduous shrubs shall have at least 5 canes at the specified shrub height. Plant material shall be delivered as specified. All deciduous trees are measured at 48" from finished grade to determine tree diameter (DBH). All coniferous trees are measured from finished grade to the top of the central leader. If no central leader is present on coniferous trees, that plant is rejected and must be replaced immediately. 4. Plan takes precedence over plant schedule if discrepancies in quantities exist. 5. All proposed plants shall be located and staked as shown. 6. Adjustment in location of proposed plant material may be needed in field. Should an adjustment be required, the client will provide field approval. Significant changes may require city review and approval. 7. The project landscape contractor shall be held responsible for watering and properly handling all plant materials brought on the site both before and after installation. Schedule plant deliveries to coincide with expected installation time within 36 hours. 8. All plant materials shall be fertilized upon installation as specified. 9. The landscape contractor shall provide the owner with a watering schedule appropriate to the project site conditions and to plant material growth requirements. 10. If the landscape contractor is concerned or perceives any deficiencies in the plant selections, soil conditions, drainage or any other site condition that might negatively affect plant establishment, survival or guarantee, they must bring these deficiencies to the attention of the landscape architect & client prior to bid submission. Plant bed drainage concerns during plant installation shall be brought to the attention of the Owner and General Contractor immediately. 11. Contractor shall establish to his/ her satisfaction that soil and compaction conditions are adequate to allow for proper drainage at and around the building site. 12. Contractor is responsible for plant maintenance as outlined in the project specifications. Any acts of vandalism or damage which may occur prior to the warranty start shall be the responsibility of the contractor. Contractor shall provide the Owner with a maintenance program including, but not limited to, pruning, fertilization, and disease/pest control. 13. The contractor shall guarantee newly planted material through one calendar year from the date of written owner acceptance. Plants that exhibit more than 10% die-back damage shall be replaced at no additional cost to the owner. The contractor shall also provide adequate tree wrap and deer/rodent protection measures for the plantings during the warranty period. 14. This layout plan constitutes our understanding of the landscape requirements listed in the ordinance. Changes and modifications may be requested by the city based on applicant information, public input, council decisions, etc. 15. The landscape contractor shall be responsible for obtaining any permits and coordinating inspections as required throughout the work process. 16. Plant size & species substitutions must be approved in writing prior to acceptance in the field. 17. Irrigation: An existing irrigation system is present on site. Modify and extend the existing system to provide irrigation coverage of the new landscape areas shown. 18. All edger shall be professional grade Coyote perforated steel industrial edging, 16 GA thickness with black finish. Anchor every 18" on-center (minimum). Submit sample. See specifications. 19. Landscape Contractor is responsible for coordination with the General Contractor, to protect the new improvements on and off-site during landscape work activities. Report any damage to the General Contractor immediately. 20. Mulch: Unless otherwise noted/indicated, foundation plant beds shall receive 4" depth of locally available 38" limestone buff rock mulch over fabric weed mat, per detail. Submit mulch sample for Owner approval. Do not install weed mat under perennials, with the exception of ornamental grasses. Submit sample for Owner approval. 21. All planting, seeding, and sodded areas shall be prepared prior to installation activities with a harley power box rake or equal to provide a firm planting bed free of stones, sticks, construction debris, etc. 22. Turf Seeding activity shall conform to all rules and regulations as established in the MnDOT Seeding Manual, 2024 edition, for turf bed preparation, installation, maintenance, acceptability, and warranty. Turf Seed installation to include TWO years of maintenance in the bid price. This includes mowing, weeding, & spot-spraying invasive weeds no less than 3 times per year. Maintenance also includes re-seeding bare patches larger than 6" in any direction, and fertilization no less than twice per calendar year. An acceptable stand of seeded turf is lush, full, and weed-free. 23. Turf Sodding activity shall conform to all rules and regulations as established in the MnDOT Seeding Manual, 2024 edition, for turf bed preparation, installation, maintenance, acceptability, and warranty. Following sodding, the landscape contractor is responsible for maintaining the sod for the first 30 days, including (2) bagged mowings per landscape note #12. 24. The Landscape Contractor shall furnish samples of all landscape materials for approval prior to installation. 25. The Landscape Contractor shall clear and grub the underbrush from within the work limits to remove dead branches, leaves, trash, weeds and foreign materials. 26. The landscape contractor shall contact Gopher State One Call no less than 48 hours before digging for field utility locations. 27. The landscape contractor shall be responsible for the removal of erosion control measures once vegetation has been established to the satisfaction of the municipal staff. This includes silt curtain fencing and sediment logs placed in the landscape. 28. The landscape contractor shall be responsible for visiting the site to become familiar with the conditions prior to bidding and installation. Coordinate with the general contractors on matters such as fine grading, landscaped area conditions, staging areas, irrigation connection to building, etc. 29. See Site and Civil plans for additional information regarding the project, including infiltration area soils and sub-surface drainage requirements and performance. 30. Topsoil Requirements: All graded areas of the site that are designated on the plan set for turf sod shall have no less than 6" of imported top soil, areas designated for shrubs, trees, and perennials shall have no less than 12" of imported top soil, meeting MnDOT classifications for planting soil for trees, shrubs, and turf. Slope away from building. 31. Percolation Testing: Landscape contractor must prove the open sub-grade of all planting areas after their excavation is capable of infiltrating a minimum requirement of 1/4-inch of water per hour prior to installation of plant materials, topsoil, irrigation, weed mat, and mulch. Planting areas not capable of meeting this requirement shall have 4" diameter X 48" depth holes augured every 36" on-center and filled with MnDOT Free-Draining Coarse Filter Aggregate. Re-test sub-grade percolation for compliance to infiltration minimum requirement. 32. Landscape contractor to provide nursery pull list (bill of lading) including plant species and sizes shipped to the site. Additionally, the landscape contractor shall provide nursery stock traceability, proving none of the materials provided contain or are genetic strains of the neonicotinoid family including acetamiprid, clothianidin, imidacloprid, nitenpyram, nithiazine, thiacloprid and thiamethoxam. 33. Splash Block Coordination: Precast splash blocks by others. The Landscape Contractor shall coordinate with the splash block installer to ensure that water flows freely from the downspout to the lawn area via the splash blocks. Coordinate to ensure the flow of water and planting layout do not interfere. 34. Boulders: Where noted on the landscape plan, the landscape contractor shall furnish and install irrigular form premium limestone cubes, natural buff color, sold by Rock Hard Landscape Supply. Power wash builders to remove mud prior to placing. Ensure no paint or chalk marks are visible. Set stones on a level Class 5 aggreate base. Submit cube images from vendor for approval. Landscape Notes & Requirements: Note: City standard landscape installation details shown per City requirement. Contractor to use industry best practices at install. SPLASH BLOCK NOTE: SPLASH BLOCKS PER CIVIL PLANS, LANDSCAPE CONTRACTOR TO END AND BEGIN A NEW SEGMENT OF EDGER AT EACH SPLASH BLOCK. LANDSCAPE FABRIC TO EXTEND BENEATH SPLASH BLOCK. ENSURE SPLASH BLOCK SPILLS ONTO LAWN AREA. LANDSCAPE DETAILS L2.1 3 L2.1 PEDESTAL PAVER SYSTEM NOT TO SCALE ROOF DRAIN BY OTHERS CONCRETE SLAB WATERPROOFING MEMBRANE & INSULATION PER ARCHITECTURAL ADJUSTABLE PAVING SUPPORT PER SPECIFICATIONS 24" X 48" PAVER PER SPECIFICATIONS IRRIGATION STUB PER MECHANICAL. THE INTENT IS FOR THE IRRIGATION STUB TO BE BELOW THE PAVER LINE. COORDINATE WITH THE MECHANICAL CONTRACTOR. RUN THE IRRIGATION FEED AND OTHER REQUIRED WIRING BELOW THE PAVERS. REFER TO ARCHITECTURAL PLANS FOR THRESHOLD ELEVATION. ROOF DRAIN BELOW BY OTHERS ADJUSTABLE PAVING SUPPORT PER SPECIFICATIONS 24" X 48" PAVER PER SPECIFICATIONS NOTE: THE HIGHEST STANDARD OF CARE MUST BE TAKEN DURING INSTALL OF THE PEDESTAL PAVER SYSTEM TO PROTECT THE WATERPROOFING AND COMPLY WITH THE WARRANTY. CERTIFIED INSTALLERS ONLY. CONTRACTOR TO ENSURE THIS PEDESTAL PAVER SYSTEM IS COMPLIANT WITH THE WARRANTY OF THE ROOF WATERPROOFING COMPANY. THE LANDSCAPE ARCHITECT ABSOLVES THEMSELVES FROM ANY DAMAGE TO THE WATERPROOFING. PROVIDE SHOP DRAWINGS. PLAN VIEW SECTION VIEW 4 L2.1 VEGETATED ROOF SYSTEM NOT TO SCALE 36 D E S I G N G R O U P ISSUES & REVISIONS COMMISSION NO: DRAWN BY: CHECKED BY: SHEET 767 N. EUSTIS STREET, SUITE 190 ST. PAUL, MINNESOTA 55114 651.642.9200 WWW.POPEDESIGN.COM POPE DESIGN GROUP NO T F O R C O N S T R U C T I O N 0"1/2"1" TRUE SHEET SCALE DATE 1/6/2026 9:57:41 AMAutodesk Docs://77732-25047 Saint Therese - Corcoran Phase 2 Pre-Design/77732-25047_Saint Therese Corcoran Phase 2_R25.rvt A0.1 TITLE SHEET HC/CS ER/HN 77732-25047 CORCORAN PHASE 2 19800 79TH PLACE CORCORAN, MN 55340 NORTH LOCATION MAP SITE LOCATION: CORCORAN PHASE 2 19800 79TH PLACE CORCORAN, MN 55340 19800 79TH PLACE CORCORAN, MN 55340 IMAGE FOR ILLUSTRATION PURPOSES ONLY- NOT TO BE USED FOR CONSTRUCTION DEFERRED SUBMITTALS 1. - SMOKE AND DRAFT CONTROL FOR ELEVATOR DOORS 2. - LIGHTING COMPLIANCE W/ ENERGY CODE 3. - EXIT SIGNAGE & EMERGENCY LIGHTING 4. - INTERIOR SIGNAGE REQUIRED BY CODE 5. - FIRE STOPPING DETAILS 6. - FLAME SPREAD RATING FOR FABRICS AND COMBUSTIBLE FINISHES 7. - ENGINEERED TRUSS DIAGRAMS 8. - REVIEW OF SPECIAL INSPECTIONS REPORTS 9. - FIRE SPRINKLER SYSTEM DRAWINGS 10. - DESIGN BUILD MECHANICAL AND ELECTRICAL DRAWINGS 11. - SPRAY FIREPROOFING BY OTHERS SHEET INDEX SHEET NUMBER SHEET NAME DD P R I C I N G S E T 1 2 / 1 6 / 2 0 2 5 GENERAL A0.1 TITLE SHEET ⚫ A0.2 PARTITION TYPES, SYMBOLS, ABBREVIATIONS ⚫ A0.3 CODE AREA DIAGRAMS ⚫ A0.4 CODE DATA ⚫ A0.5 LOWER LEVEL LIFE SAFETY PLAN ⚫ A0.6 FIRST LEVEL LIFE SAFETY PLAN ⚫ A0.7 SECOND, THIRD, AND FOURTH LEVEL LIFE SAFETY PLAN ⚫ A0.8 RATED CONDITIONS ⚫ A0.9 EXTERIOR VERTICAL ASSEMBLIES ⚫ A0.10 HORIZONTAL ASSEMBLIES ⚫ A0.11 MN ACCESSIBILE MOUNTING HEIGHTS ⚫ CIVIL 1 TOPOGRAPHIC SURVEY ⚫ C100 SELECTIVE SITE DEMOLITION AND EROSION CONTROL PLAN ⚫ C200 GRADING, DRAINAGE, AND EROSION CONTROL PLAN ⚫ C300 PAVING, GEOMETRIC, AND UTILITY PLAN ⚫ C400 CIVIL DETAILS ⚫ C500 STORM WATER PLAN ⚫ LANDSCAPE L1.0 OVERVIEW LANDSCAPE PLAN ⚫ L1.1 LANDSCAPE PLAN ⚫ L1.2 AMENITY DECK PLAN ⚫ L2.1 LANDSCAPE DETAILS ⚫ ARCHITECTURAL A1.1 ARCHITECTURAL SITE PLAN ⚫ A2.1 RENOVATION SCOPE ⚫ A2.2 LOWER LEVEL FLOOR PLAN ⚫ A2.3 FIRST LEVEL FLOOR PLAN ⚫ A2.4 SECOND LEVEL FLOOR PLAN ⚫ A2.5 THIRD AND FOURTH LEVEL FLOOR PLAN ⚫ A2.6 ENLARGED PLANS ⚫ A2.7 UNIT C - 1BD + DEN ⚫ A2.8 UNIT C TYPE 'A' - 1BD + DEN ⚫ A2.9 UNIT E - 2BD ⚫ A2.10 UNIT F - 2BD + DEN ⚫ A2.11 UNIT F2 - 2BD ⚫ A2.12 UNIT F3 - 2BD ⚫ A2.13 UNIT S - 2BD + DEN ⚫ A3.1 EXTERIOR ELEVATIONS, EXTERIOR MATERIAL FINISH SCHEDULE ⚫ A3.2 EXTERIOR ELEVATIONS ⚫ A3.3 EXTERIOR ELEVATIONS ⚫ A4.1 ROOF PLAN ⚫ A5.01 AMENITY BUILDING SECTIONS ⚫ A5.03 WALL SECTIONS ⚫ A5.04 WALL SECTIONS ⚫ A5.05 WALL SECTIONS ⚫ A5.06 WALL SECTIONS ⚫ A5.20 STAIR A - PLANS & SECTIONS ⚫ A5.21 STAIR B - PLANS & SECTIONS ⚫ A5.30 ELEVATOR A - PLANS & SECTIONS ⚫ A7.1 OPENING SCHEDULE, DOOR TYPES, FRAME TYPES ⚫ A7.2 WINDOW TYPES & STOREFRONT ⚫ A8.0 WOOD PROFILES/ TYPICAL MOUNTING HEIGHTS/ UNIT ENTRY TYPICAL ⚫ A8.1 UNIT PLUMBING ELEVATIONS & TYPICAL MOUNTING HEIGHTS ⚫ A8.2 INTERIOR ELEVATIONS ⚫ A8.3 INTERIOR ELEVATIONS ⚫ A9.1 REFLECTED CEILING PLAN - LOWER LEVEL ⚫ A9.2 REFLECTED CEILING PLAN - LEVEL ONE ⚫ A9.3 REFLECTED CEILING PLAN - LEVEL TWO-FOUR ⚫ A10.1 INTERIOR MATERIAL IDENTIFICATION & ABBREVIATIONS ⚫ A10.2 INTERIOR MATERIAL IDENTIFICATION & ABBREVIATIONS CONT.⚫ * SERVICES CONTRACTED BY OTHERS PROJECT DIRECTORY OWNER Saint Therese 1660 S Highway 100, Suite 103 Saint Louis Park, MN 55416 Contact: Josh Montgomery Phone: (425) 754-8864 joshuam@sainttherese.org ARCHITECT Pope Design Group 767 N. Eustis Street, Suite 190 St. Paul, MN 55114 Contact: Christine Soma Phone: (651) 789-#### csoma@popedesign.com *CIVIL *LANDSCAPE STRUCTURAL *MECHANICAL *ELECTRICAL *GENERAL CONTRACTOR BKBM Engineering 6120 Earle Brown Dr, Suite 700 Brooklyn Center, MN 55430 Contact: Joel Maier Phone: (763) 843-0477 jmaier@bkbm.com Calyx Design Group 475 Cleveland Ave N, Suite 101A Saint Paul, MN 55104 Contact: Ben Hartberg Phone: (651) 788-9018 ben@calyxdesigngroup.com TBD DESIGN BUILD - TBD DESIGN BUILD - TBD IMEG 800 Washington Ave N, Suite 640 Minneapolis, MN 55401 Contact: Leo J Schaefers Phone: (763) 595-3111 leo.j.schaefers@imegcorp.com UNIT MIX UNIT NAME UNIT TYPE UNIT AREA COUNT UNIT C 1 BED + DEN 1,058 SF 3 UNIT C - TYPE A 1 BED + DEN 1,058 SF 1 UNIT E 2 BED 1,127 SF 7 UNIT F 2 BED + DEN 1,404 SF 4 UNIT F2 2 BED 1,203 SF 8 UNIT F3 2 BED 1,263 SF 4 UNIT S 2 BED + DEN 1,541 SF 4 TOTAL UNIT COUNT 31 BUILDING AREAS - EXISTING LOWER LEVEL UNDERGROUND PARKING 13,880 SF 01 FIRST LEVEL INDEPENDENT LIVING 13,880 SF SECOND LEVEL INDEPENDENT LIVING 13,835 SF THIRD LEVEL INDEPENDENT LIVING 13,835 SF FOURTH LEVEL INDEPENDENT LIVING 13,835 SF TOTAL EXISTING AREA 69,265 SF BUILDING DATA BUILDING AREAS - NEW CONSTRUCTION LOWER LEVEL UNDERGROUND PARKING 20,249 SF 01 FIRST LEVEL AMENITY 4,630 SF INDEPENDENT LIVING 10,908 SF SECOND LEVEL INDEPENDENT LIVING 12,014 SF THIRD LEVEL INDEPENDENT LIVING 12,015 SF FOURTH LEVEL INDEPENDENT LIVING 12,015 SF TOTAL NEW CONSTRUCTION AREA 71,832 SF TOTAL BUILDING AREA (NEW AND EXISTING): 141,100 SF PHASE 1 RENOVATION SCOPE LOWER LEVEL PARKING 1,441 SF 01 FIRST LEVEL MAIL 577 SF UNIT/CORRIDOR 660 SF TOTAL RENOVATION AREA 2,677 SF DD PRICING SET 12-16-2025 37 UP D. S . D. S . D. S . D. S . D. S . D.S. D. S . EX I T EX I T CODE LEGEND ACCESSIBLE MEANS OF EGRESS 2 HOUR FIRE BARRIER (IBC 707) 3 HOUR FIRE BARRIER (IBC 707) 4 HOUR FIRE BARRIER (IBC 707) 2 HOUR FIRE WALL (IBC 706) 3 HOUR FIRE WALL (IBC 706) 4 HOUR FIRE WALL (IBC 706) 1 HOUR SHAFT ENCLOSURE (IBC 713) 2 HOUR SHAFT ENCLOSURE (IBC 713) 1 HOUR FIRE PARTITION (IBC 708) SMOKE BARRIER (1 HOUR RESISTANCE) (IBC 709) SMOKE PARTITION (IBC 710) EXIT EXIT ACCESS 2W 3W 4W 2B 3B 4B 1S 2S 1P SB SP 2W 3W 4W 2B 3B 4B 1S 2S 1P SB SP FIRE EXTINGUISHER OCCUPANCY BOUNDARY 1 HOUR FIRE BARIER (IBC 707)1B 1B NOTE: IN CONDITIONS WHERE A HIGHER PARTITION ALSO SERVES AS A SMOKE BARRIER, THE TEXT TAG OF THE WALL WILL INCLUDE SB IN ADDITION TO THE PRIMARY ASSEMBLY. RATED DOOR - 180 MINUTES RATED DOOR - 120 MINUTES RATED DOOR - 90 MINUTES RATED DOOR - 60 MINUTES RATED DOOR - 45 MINUTES RATED DOOR - 20 MINUTES RATED DOOR - SMOKE FE-1 = RECESSED FIRE EXTINGUISHER CABINET FE-2 = SEMI-RECESSED FIRE EXTINGUISHER CABINET FE-3 = SURFACE MOUNTED FIRE EXTINGUISHER CABINET FE-3A = EXTERIOR SURFACE MOUNTED FIRE EXTINGUISHER CABINET FE-4 = BRACKET MOUNTED FIRE EXTINGUISHER GENERAL CODE NOTES 1. STANDPIPE AND FDC LOCATIONS TO BE DETERMINED BY FIRE SPRINKLER SUBCONTRACTOR AND REVIEWED BY ARCHITECT. 2. ALL ELEVATOR DOORS TO BE ONE HOUR RATED. 3. PROVIDE FIRE/SMOKE SEALANT AT TOP OF SMOKE OR FIRE WALLS AND AT ALL OTHER OPENINGS AT TOP OF THE WALL. 4. INTERIOR WINDOWS LOCATED IN RATED PARTITIONS TO BE FIRE GLASS. 5. PROVIDE RECESSED FIRE EXTINGUISHERS AND CABINETS IN PUBLIC CORRIDORS WHERE SHOWN ON CODE PLAN. PROVIDE SURFACE MOUNTED FIRE EXTINGUISHERS IN ELEVATOR EQUIPMENT ROOM, COMMERCIAL KITCHENS & MECHANICAL ROOMS. 6. FIRE AND SMOKE BARRIER WALLS SHALL EXTEND FROM THE FLOOR BELOW TO UNDERSIDE OF FLOOR OR ROOF SLAB OR PEEK ABOVE. CONTINUOUS THROUGH CONCEALED SPACES. 7. EXIT DIRECTIONAL SIGNAGE TO BE PROVIDED BY OWNER. 8. REFER TO ELECTRICAL PLANS FOR CARBON MONOXIDE DETECTORS. EX I T EX I T EXIT FE-3 FE-3 FE-3 FE-3 FE-3 2 1 4 3 5 6 87 9 10 11 12 13 14 15 16 17 18 19 20212223242526272829303132 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 STAIR B 003 TRASH 004 ELEV LOBBY 005 STAIR A 007 0 0" / 0 " 0 0" / 0 " MECH / ELEC 002 ALL WALL RATINGS SHOWN IN PHASE 1 ASSUMED PER PHASE 1 CONSTRUCTION DOCUMENTS. PHASE 1 EGRESS IS NOT AFFECTED. BUILDING 1: TYPE VA I-2 OCCUPANCY 23,399 SF BUILDING 2: TYPE VA I-1 OCCUPANCY 21,348 SF A0.5 2 Sim BUILDING 2: TYPE VA I-1 OCCUPANCY 21,348 SF BUILDING 3: TYPE VA A-2/S-2 OCCUPANCY 26,654 SF BUILDING 3: TYPE VA A-2/S-2 OCCUPANCY 26,654 SF BUILDING 4: TYPE VA S-2 OCCUPANCY 34,129 SF D E S I G N G R O U P ISSUES & REVISIONS COMMISSION NO: DRAWN BY: CHECKED BY: SHEET 767 N. EUSTIS STREET, SUITE 190 ST. PAUL, MINNESOTA 55114 651.642.9200 WWW.POPEDESIGN.COM POPE DESIGN GROUP NO T F O R C O N S T R U C T I O N 0"1/2"1" TRUE SHEET SCALE DATE 1/6/2026 9:57:45 AMAutodesk Docs://77732-25047 Saint Therese - Corcoran Phase 2 Pre-Design/77732-25047_Saint Therese Corcoran Phase 2_R25.rvt A0.5 LOWER LEVEL LIFE SAFETY PLAN HC/CS ER/HN 77732-25047 CORCORAN PHASE 2 19800 79TH PLACE CORCORAN, MN 55340 3/32" = 1'-0"A0.5 2 LOWER LEVEL CODE FLOOR PLAN 1" = 60'-0"A0.5 1 FULL CAMPUS LOWER LEVEL CODE PLAN DD PRICING SET 12-16-2025 38 DN D. S . D. S . D. S . D. S . D. S . D.S. D.S. D. S . D. S . D. S . D. S . D. S . D. S . D.S. D. S . D. S . D. S . D. S . EX I T EX I T CODE LEGEND ACCESSIBLE MEANS OF EGRESS 2 HOUR FIRE BARRIER (IBC 707) 3 HOUR FIRE BARRIER (IBC 707) 4 HOUR FIRE BARRIER (IBC 707) 2 HOUR FIRE WALL (IBC 706) 3 HOUR FIRE WALL (IBC 706) 4 HOUR FIRE WALL (IBC 706) 1 HOUR SHAFT ENCLOSURE (IBC 713) 2 HOUR SHAFT ENCLOSURE (IBC 713) 1 HOUR FIRE PARTITION (IBC 708) SMOKE BARRIER (1 HOUR RESISTANCE) (IBC 709) SMOKE PARTITION (IBC 710) EXIT EXIT ACCESS 2W 3W 4W 2B 3B 4B 1S 2S 1P SB SP 2W 3W 4W 2B 3B 4B 1S 2S 1P SB SP FIRE EXTINGUISHER OCCUPANCY BOUNDARY 1 HOUR FIRE BARIER (IBC 707)1B 1B NOTE: IN CONDITIONS WHERE A HIGHER PARTITION ALSO SERVES AS A SMOKE BARRIER, THE TEXT TAG OF THE WALL WILL INCLUDE SB IN ADDITION TO THE PRIMARY ASSEMBLY. RATED DOOR - 180 MINUTES RATED DOOR - 120 MINUTES RATED DOOR - 90 MINUTES RATED DOOR - 60 MINUTES RATED DOOR - 45 MINUTES RATED DOOR - 20 MINUTES RATED DOOR - SMOKE FE-1 = RECESSED FIRE EXTINGUISHER CABINET FE-2 = SEMI-RECESSED FIRE EXTINGUISHER CABINET FE-3 = SURFACE MOUNTED FIRE EXTINGUISHER CABINET FE-3A = EXTERIOR SURFACE MOUNTED FIRE EXTINGUISHER CABINET FE-4 = BRACKET MOUNTED FIRE EXTINGUISHER GENERAL CODE NOTES 1. STANDPIPE AND FDC LOCATIONS TO BE DETERMINED BY FIRE SPRINKLER SUBCONTRACTOR AND REVIEWED BY ARCHITECT. 2. ALL ELEVATOR DOORS TO BE ONE HOUR RATED. 3. PROVIDE FIRE/SMOKE SEALANT AT TOP OF SMOKE OR FIRE WALLS AND AT ALL OTHER OPENINGS AT TOP OF THE WALL. 4. INTERIOR WINDOWS LOCATED IN RATED PARTITIONS TO BE FIRE GLASS. 5. PROVIDE RECESSED FIRE EXTINGUISHERS AND CABINETS IN PUBLIC CORRIDORS WHERE SHOWN ON CODE PLAN. PROVIDE SURFACE MOUNTED FIRE EXTINGUISHERS IN ELEVATOR EQUIPMENT ROOM, COMMERCIAL KITCHENS & MECHANICAL ROOMS. 6. FIRE AND SMOKE BARRIER WALLS SHALL EXTEND FROM THE FLOOR BELOW TO UNDERSIDE OF FLOOR OR ROOF SLAB OR PEEK ABOVE. CONTINUOUS THROUGH CONCEALED SPACES. 7. EXIT DIRECTIONAL SIGNAGE TO BE PROVIDED BY OWNER. 8. REFER TO ELECTRICAL PLANS FOR CARBON MONOXIDE DETECTORS. STAIR WIDTH = 24" CALCULATED; 44" MIN PER 1011.2, 44" PROVIDED STAIR WIDTH = 24" CALCULATED; 44" MIN PER 1011.2, 44" PROVIDED 1 HOUR RATING PER MBC 1023.7 - RATING TO EXTEND VERTICALLY FROM THE GROUND TO A POINT 10' ABOVE TOPMOST LANDING OF STAIRWAY OR RAMP, OR TO THE ROOF LINE, WHICHEVER IS LOWER; OPENINGS TO HAVE NOT LESS THAN 3/4" FIRE PROTECTION RATING. FE-1 FE-1 FE-1 FE-1 FE-1 EX I T 50 ' M A X D E A D E N D C O R R I D O R 26 ' - 2 1 / 8 " 50 ' M A X D E A D E N D C O R R I D O R 19 ' - 0 1 / 8 " 1P 1P 1P 1P 1P 2S 2S 2S 2S 1B 1B 1B 1B 1B 1P 2S 2S 2S 1P 1P 1P 1P 1P 1B 1B 1B 2S 1P 1B 2S 2S 2S 1P 1P 1P 1P 1P 1B COMMUNITY ROOM 115 MECH 114 GREEN HOUSE 116 CORRIDOR 120 PODCAST 113 TLT 110 TLT 108 VESTIBULE 112STORAGE 111 HSKP 109 UNIT F3 1107 UNIT F 1108 STAIR A 107 UNIT C (TYPE A) 1106 UNIT S 1104 UNIT E 1103 MECH 106TRASH 104 ELEC/ DATA 105 STAIR B 103 UNIT F2 1102 UNIT F2 1101 1/3 DIAGONAL (MBC 1007.1.1 EXCEP 2) = 20'-4" 60'-9 3/4" 27'-6" ALL WALL RATINGS SHOWN IN PHASE 1 ASSUMED PER PHASE 1 CONSTRUCTION DOCUMENTS. PHASE 1 EGRESS IS NOT AFFECTED. BUILDING 2: TYPE VA I-1 OCCUPANCY 18,029 SF BUILDING 2: TYPE VA I-1 OCCUPANCY 18,029 SF BUILDING 3: TYPE VA A-2/R-2 OCCUPANCY 26,345 SF BUILDING 3: TYPE VA A-2/R-2 OCCUPANCY 26,654 SF BUILDING 4: TYPE VA R-2, A-3 OCCUPANCY 29,433 SF BUILDING 1 ROOF A0.6 2 Sim D E S I G N G R O U P ISSUES & REVISIONS COMMISSION NO: DRAWN BY: CHECKED BY: SHEET 767 N. EUSTIS STREET, SUITE 190 ST. PAUL, MINNESOTA 55114 651.642.9200 WWW.POPEDESIGN.COM POPE DESIGN GROUP NO T F O R C O N S T R U C T I O N 0"1/2"1" TRUE SHEET SCALE DATE 1/6/2026 9:57:53 AMAutodesk Docs://77732-25047 Saint Therese - Corcoran Phase 2 Pre-Design/77732-25047_Saint Therese Corcoran Phase 2_R25.rvt A0.6 FIRST LEVEL LIFE SAFETY PLAN HC/CS ER/HN 77732-25047 CORCORAN PHASE 2 19800 79TH PLACE CORCORAN, MN 55340 3/32" = 1'-0"A0.6 2 FIRST LEVEL CODE FLOOR PLAN 1" = 60'-0"A0.6 1 FULL CAMPUS FIRST LEVEL CODE PLAN DD PRICING SET 12-16-2025 39 UP DN EX I T EX I T CODE LEGEND ACCESSIBLE MEANS OF EGRESS 2 HOUR FIRE BARRIER (IBC 707) 3 HOUR FIRE BARRIER (IBC 707) 4 HOUR FIRE BARRIER (IBC 707) 2 HOUR FIRE WALL (IBC 706) 3 HOUR FIRE WALL (IBC 706) 4 HOUR FIRE WALL (IBC 706) 1 HOUR SHAFT ENCLOSURE (IBC 713) 2 HOUR SHAFT ENCLOSURE (IBC 713) 1 HOUR FIRE PARTITION (IBC 708) SMOKE BARRIER (1 HOUR RESISTANCE) (IBC 709) SMOKE PARTITION (IBC 710) EXIT EXIT ACCESS 2W 3W 4W 2B 3B 4B 1S 2S 1P SB SP 2W 3W 4W 2B 3B 4B 1S 2S 1P SB SP FIRE EXTINGUISHER OCCUPANCY BOUNDARY 1 HOUR FIRE BARIER (IBC 707)1B 1B NOTE: IN CONDITIONS WHERE A HIGHER PARTITION ALSO SERVES AS A SMOKE BARRIER, THE TEXT TAG OF THE WALL WILL INCLUDE SB IN ADDITION TO THE PRIMARY ASSEMBLY. RATED DOOR - 180 MINUTES RATED DOOR - 120 MINUTES RATED DOOR - 90 MINUTES RATED DOOR - 60 MINUTES RATED DOOR - 45 MINUTES RATED DOOR - 20 MINUTES RATED DOOR - SMOKE FE-1 = RECESSED FIRE EXTINGUISHER CABINET FE-2 = SEMI-RECESSED FIRE EXTINGUISHER CABINET FE-3 = SURFACE MOUNTED FIRE EXTINGUISHER CABINET FE-3A = EXTERIOR SURFACE MOUNTED FIRE EXTINGUISHER CABINET FE-4 = BRACKET MOUNTED FIRE EXTINGUISHER GENERAL CODE NOTES 1. STANDPIPE AND FDC LOCATIONS TO BE DETERMINED BY FIRE SPRINKLER SUBCONTRACTOR AND REVIEWED BY ARCHITECT. 2. ALL ELEVATOR DOORS TO BE ONE HOUR RATED. 3. PROVIDE FIRE/SMOKE SEALANT AT TOP OF SMOKE OR FIRE WALLS AND AT ALL OTHER OPENINGS AT TOP OF THE WALL. 4. INTERIOR WINDOWS LOCATED IN RATED PARTITIONS TO BE FIRE GLASS. 5. PROVIDE RECESSED FIRE EXTINGUISHERS AND CABINETS IN PUBLIC CORRIDORS WHERE SHOWN ON CODE PLAN. PROVIDE SURFACE MOUNTED FIRE EXTINGUISHERS IN ELEVATOR EQUIPMENT ROOM, COMMERCIAL KITCHENS & MECHANICAL ROOMS. 6. FIRE AND SMOKE BARRIER WALLS SHALL EXTEND FROM THE FLOOR BELOW TO UNDERSIDE OF FLOOR OR ROOF SLAB OR PEEK ABOVE. CONTINUOUS THROUGH CONCEALED SPACES. 7. EXIT DIRECTIONAL SIGNAGE TO BE PROVIDED BY OWNER. 8. REFER TO ELECTRICAL PLANS FOR CARBON MONOXIDE DETECTORS. 1 HOUR RATING PER MBC 1023.7 - RATING TO EXTEND VERTICALLY FROM THE GROUND TO A POINT 10' ABOVE TOPMOST LANDING OF STAIRWAY OR RAMP, OR TO THE ROOF LINE, WHICHEVER IS LOWER; OPENINGS TO HAVE NOT LESS THAN 3/4" FIRE PROTECTION RATING. FE-1 FE-1 FE-1 1P 1P 1P 1P 1P 2S 2S 2S 2S 1P 1P 1P 1P 1P 1P 2S 2S 2S 1P 1P 1P 1P 1B 1B 1B 2S 1P 1B 2S 2S 2S 1P 1P 1P 1P 1P 1P 50 ' M A X D E A D E N D C O R R I D O R 26 ' - 0 1 / 8 " MA X D E A D E N D C O R R I D O R 18 ' - 1 0 1 / 8 " 1 HOUR RATING PER MBC 1023.7 - RATING TO EXTEND VERTICALLY FROM THE GROUND TO A POINT 10' ABOVE TOPMOST LANDING OF STAIRWAY OR RAMP, OR TO THE ROOF LINE, WHICHEVER IS LOWER; OPENINGS TO HAVE NOT LESS THAN 3/4" FIRE PROTECTION RATING. FE-1 FE-1 FE-1 50 ' M A X D E A D E N D C O R R I D O R 26 ' - 0 1 / 8 " 50 ' M A X D E A D E N D C O R R I D O R 18 ' - 1 0 1 / 8 " 1P 1P 1P 1P 1P 2S 2S 2S 2S 1P 1P 1P 1P 1P 1P 2S 2S 2S 1P 1P 1P 1P 1B 1B 1B 2S 1P 1B 2S 2S 2S 1P 1P 1P 1P 1P 1P 1 HOUR RATING PER MBC 1023.7 - RATING TO EXTEND VERTICALLY FROM THE GROUND TO A POINT 10' ABOVE TOPMOST LANDING OF STAIRWAY OR RAMP, OR TO THE ROOF LINE, WHICHEVER IS LOWER; OPENINGS TO HAVE NOT LESS THAN 3/4" FIRE PROTECTION RATING. FE-1 FE-1 FE-1 50 ' M A X D E A D E N D C O R R I D O R 26 ' - 0 1 / 8 " 50 ' M A X D E A D E N D C O R R I D O R 18 ' - 1 0 1 / 8 " 1P 1P 1P 1P 1P 2S 2S 2S 2S 1P 1P 1P 1P 1P 1P 2S 2S 2S 1P 1P 1P 1P 1B 1B 1B 2S 1P 1B 2S 2S 2S 1P 1P 1P 1P 1P 1P BUILDING 3: TYPE VA R-2 OCCUPANCY 25,624 SF BUILDING 3: TYPE VA R-2 OCCUPANCY 25,624 SF BUILDING 4: TYPE VA R-2 OCCUPANCY 25,865 SF BUILDING 2 ROOF BELOW A0.7 2 Sim BUILDING 4 ROOF BELOW A0.7 3 Sim A0.7 4 Sim D E S I G N G R O U P ISSUES & REVISIONS COMMISSION NO: DRAWN BY: CHECKED BY: SHEET 767 N. EUSTIS STREET, SUITE 190 ST. PAUL, MINNESOTA 55114 651.642.9200 WWW.POPEDESIGN.COM POPE DESIGN GROUP NO T F O R C O N S T R U C T I O N 0"1/2"1" TRUE SHEET SCALE DATE 1/6/2026 9:57:59 AMAutodesk Docs://77732-25047 Saint Therese - Corcoran Phase 2 Pre-Design/77732-25047_Saint Therese Corcoran Phase 2_R25.rvt A0.7 SECOND, THIRD, AND FOURTH LEVEL LIFE SAFETY PLAN HC/CS ER/HN 77732-25047 CORCORAN PHASE 2 19800 79TH PLACE CORCORAN, MN 55340 3/32" = 1'-0"A0.7 2 SECOND LEVEL CODE FLOOR PLAN3/32" = 1'-0"A0.7 3 THIRD LEVEL CODE FLOOR PLAN 3/32" = 1'-0"A0.7 4 FOURTH LEVEL CODE FLOOR PLAN 1" = 60'-0"A0.7 1 FULL CAMPUS SECOND THROUGH FOURTH LEVEL CODE PLAN DD PRICING SET 12-16-2025 40 CBX HHC HHC UGE LP 79TH PLACE D R I V E C I T Y C E N T E R CO U N T Y S T A T E A I D H I G H W A Y N O . 1 1 6 CONC WALL CONCRETE WALLS CONCRETE WALL C O N C R E T E W A L L S S T O N E B E N C H E S B L O C K W A L L STONE BENCHES C ONCRETE STEPS CONC WALL CO N CR E T E S T A G E CONCRETE CURB FLAT RIBBON CURB CO N C R E T E C U R B CONCRETE FLAT RIBBON CURB CONCRETE CURB FL A T R I B B O N C U R B FLAT RIBBON CURB CONCRETE CURB CONCRETE CURB FL A T R I B B O N C U R B CO N C R E T E C U R B CONCRETE CURB CONCRETE CURB FL A T RI B B O N CU R B CONCRETE CURB CONCRETE CURB CONCRETE CURB C O NC R E T E C U R B C O N C R E T E C U R B B I T U M I N O U S B I T U M I N O U S B I T U M I N O U S B I T U M I N O U S B I T U M I N O U S B I T U M I N O U S B I T U M I N O U S B I T U M I N O U S B I T U M I N O U S B I T U M I N O U S B I T U M I N O U S B I T U M I N O U S B I T U M I N O U S B I T U M I N O U S B I T U M I N O U S B I T U M I N O U S B I T U M I N O U S B I T U M I N O U S CO N C R E T E CO N C R E T E C O N C R E T E CO N C R E T E CO N C R E T E CO N C R E T E CO N C R E T E CO N C R E T E CONCRETE CONCRETECONCRETE CONCRETE CONCRETE CONCRETECONCRETE CO N C R E T E CONCRETE CONCRETE CONCRETE CONCRETE CONCRETE CO N C R E T E CO N C R E T E CO N C R E T E CO N C R E T E CO N C R E T E CONCRETE CONCRETE CONCRETE CONCRETE CONC C O N C R E T E C O N C R E T E C O N C R E T E C O N C R E T E C O N C R E T E C O N C R E T E C O N C R E T E C O N C R E T E CONCRETE CONCRETE CONCRETE C O N C R E T E C O N C SAN (P) CONCRETE W.O. AREA A. SITE INFORMATION HAS BEEN TAKEN FROM A SITE SURVEY PREPARED BY HAKANSON ANDERSON DATED 07/01/25. GENERAL CONTRACTOR IS TO VERIFY ALL SITE INFORMATION BEFORE STARTING CONSTRUCTION, AND NOTIFY THE ARCHITECT IN WRITING OF ANY DISCREPANCIES. B. THE LOCATION AND SIZE OF EXISTING UTILITIES ARE SHOWN IN AN APPROXIMATE LOCATION FOR INFORMATION. VERIFY ALL UTILITIES WITH THE APPROPRIATE UTILITY COMPANIES, OTHER APPROPRIATE AGENCIES AND OBSERVED EXISTING CONDITIONS. C. REFER TO THE GENERAL NOTES FOR OTHER APPLICABLE INFORMATION. SITE PLAN GENERAL NOTES SITE DATA ZONING DISTRICT: DMU - DOWNTOWN MIXED USE ZONING REQUIREMENTS REQUIRED PROVIDED BUILDING SETBACKS FRONT 15'15' REAR N/A N/A SIDE N/A N/A SITE AREA (SF)43,263 SF PARKING ANALYSIS EXISTING SURFACE 145 EXISTING UNDERGROUND 67 NEW UNDERGROUND 49 TOTAL SPACES PROVIDED 261 ACCESSIBLE PARKING SPACES (INCLUDED IN TOTAL PROVIDED) EXISTING STANDARD 15 EXISTING VAN 1 NEW STANDARD 1 EV CHARGING SPACES (INCLUDED IN TOTAL PROVIDED) EXISTING 4 NEW 2 PROPERTY LINE UTILITY EASEMENT U/G PARKING EXISTING U/G PARKING EXISTING 4 STORY + BASEMENT INDEPENDENT LIVING EXISTING 4 STORY + BASEMENT INDEPENDENT LIVING EXISTING 4 STORY + BASEMENT INDEPENDENT LIVING EXISTING 2 STORY ASSISTED LIVING EXISTING CHAPEL EXISTING 1 STORY ASSISTED LIVING MEMORY CARE PROPOSED 4 STORY + BASEMENT INDEPENDENT LIVING PROPOSED 1 STORY + BASEMENT INDEPENDENT LIVING AMENITY AMENITY DECK + GREEN ROOF REFER TO LANDSCAPE GREEN ROOF REFER TO LANDSCAPE PHASE 1 CONNECTION EXISTING PARKING EXISTING WELLNESS ENTRY EXISTING INDEPENDENT LIVING ENTRY EXISTING PARKING EXISTING PARKING EXISTING PARKING EXISTING PARKING LP LP LP LPLPLP LP LP LP LP LP LP LP LP LP LP LP LP LP LP LP LP LP LP LP LP LP LP LP LP LPLP LP LP LP LP LP LP LP LP LP LP LP LP LP LP GRDL LP LP LP LP LPLP LP LP LP LP LPLPLPLP GRDL EXISTING ASSISTED LIVING ENTRY EXISTING MEMORY CARE ENTRY 5' - 1 " 1 0 ' - 0 " 1 ' - 9 " 11 ' - 9 " 13'-2" PROPOSED MEP ENCLOSURE D E S I G N G R O U P ISSUES & REVISIONS COMMISSION NO: DRAWN BY: CHECKED BY: SHEET 767 N. EUSTIS STREET, SUITE 190 ST. PAUL, MINNESOTA 55114 651.642.9200 WWW.POPEDESIGN.COM POPE DESIGN GROUP NO T F O R C O N S T R U C T I O N 0"1/2"1" TRUE SHEET SCALE DATE 1/6/2026 9:58:00 AMAutodesk Docs://77732-25047 Saint Therese - Corcoran Phase 2 Pre-Design/77732-25047_Saint Therese Corcoran Phase 2_R25.rvt A1.1 ARCHITECTURAL SITE PLAN HC/CS ER/HN 77732-25047 CORCORAN PHASE 2 19800 79TH PLACE CORCORAN, MN 55340 0' NORTH 2010 401" = 30'-0"A1.1 1 ARCHITECTURAL SITE PLAN DD PRICING SET 12-16-2025 41 UP FD FD FD FD FD FD FD FD A. DO NOT SCALE DRAWINGS. B. NOTIFY ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES. C. IN THE CASE OF AMBIGUITIES, DISCREPANCIES, OR IRREGULARITIES IN THE DRAWINGS AND/OR SPECIFICATIONS, THE CONTRACTOR SHALL SUBMIT A WRITTEN REQUEST FOR CLARIFICATION FROM THE ARCHITECT BEFORE PROCEEDING WITH THE WORK. D. IN ALL CONSTRUCTION TYPES, ALL WOOD USED IN THE FOLLOWING LOCATIONS IS TO BE PRESERVATIVE-TREATED: 1. WOOD IN CONTACT WITH THE GROUND OR WATER 2. WOOD IN EXTERIOR FOUNDATION WALLS. 3. WOOD IN CONTACT WITH CONCRETE SLABS-ON-GRADE, OR IN CONTACT WITH CONCRETE OR MASONRY FOUNDATION WALLS. 4. WOOD WITHIN A CRAWL SPACE OVER EXPOSED EARTH. 5. AT OTHER LOCATIONS NOTED ON THE CONSTRUCTION DOCUMENTS E. ALL WOOD USED IN BUILDINGS OF TYPE I OR II CONSTRUCTION (SEE CODE DATA SHEET), IS TO BE FIRE-RETARDANT-TREATED, WITH THE FOLLOWING EXCEPTIONS: 1. PRESERVATIVE-TREATED WOOD AS NOTED IN GENERAL NOTE "D" ABOVE. 2. INTERIOR FLOOR FINISH AND INTERIOR FINISHES; TRIM AND MILLWORK SUCH AS CABINETRY, DOORS, DOOR FRAMES AND WINDOWS. 3. BLOCKING FOR HANDRAILS, MILLWORK, CABINETS, AND WINDOW AND DOOR FRAMES. F. SEE SHEET A0.2 FOR SYMBOLS, INDICATION OF MATERIALS, PARTITION TYPE DETAILS & ABBREVIATIONS. G. REFERENCE UNIT PLAN GENERAL NOTES FOR TYPICAL INTERIOR UNIT WALLS. H. PROVIDE WOOD BLOCKING WHERE WALL MOUNTED ITEMS INCLUDING BUT NOT LIMITED TO CASEWORK, EQUIPMENT, ARTWORK AND FURNITURE ARE INDICATED. VERIFY LENGTHS AND MOUNTING HEIGHTS OF BLOCKING. I. DRYWALL CONTRACTOR REFER TO STRUCTURAL PLANS FOR SHEAR WALL DESIGN REQUIREMENTS AND DRYWALL FASTENING. J. PROVIDE GYPSUM BOARD CONTROL JOINTS ABOVE DOORS AT BOTH JAMBS OF ALL UNIT ENTRY DOORS AND AT CORRIDOR CEILINGS 50'-0" O.C. MIN. K. PROVIDE FIRE STOPPING AT ALL PENETRATIONS OF RATED WALL ASSEMBLIES. REF SPEC. FLOOR PLAN GENERAL NOTES L. VERIFY ALL MECHANICAL SHAFT DIMENSIONS WITH DUCTWORK SPACE REQUIREMENTS. COORDINATE WITH MEP AND ARCH TEAMS. M. G.C. TO PROVIDE ALL FURRED CHASES AND SOFFITS REQUIRED TO CONCEAL MECHANICAL DUCTS, PIPING, FIRE SUPPRESSION PIPING, AND ELECTRICAL WIRING. VERIFY LOCATION AND SIZE REQUIRED WITH MECHANICAL AND ELECTRICAL CONTRACTORS. N. ALL CONCEALED SPACES TO BE SPRINKLERED WITH ACCESS PANELS OR FILLED SOLID WITH INSULATION. O. REFER TO WALL FINISH PLANS FOR ALL HANDRAIL, LEAN RAIL, AND BACKERBOARD NOTES, SYMBOLS, AND LOCATIONS. P. CONTRACTOR SHALL PROVIDE CEILING AND WALL ACCESS PANELS AS REQUIRED. VERIFY EXACT LOCATION WITH THE ARCHITECT. Q. CONTRACTOR SHALL INFORM THE ARCHITECT IN WRITING OF ANY EXISTING PARTITIONS INDICATED AS FIRE RATED THAT DO NOT MEET THE APPLICABLE FIRE RATED REQUIREMENTS. R. ALL NEW PENETRATIONS OF FIRE RATED PARTITIONS AND FLOOR/CEILING ASSEMBLIES ARE TO BE CONSTRUCTED IN ACCORDANCE WITH AN APPROVED UL LISTED FIRESTOP ASSEMBLY. S. NEW CONSTRUCTION ALIGNING WITH EXISTING CONSTRUCTION IS TO BE FEATHERED FLUSH WITH NO VISIBLE JOINT SHOWING, UNLESS NOTED OTHERWISE. T. CONTRACTOR SHALL PATCH/REFINISH AFFECTED SURFACES TO MATCH THE ADJACENT CONDITIONS. PATCH/REFINISH SURFACES TO THE NEXT LOGICAL JOINT OR INTERIOR CORNER. U. CONTRACTOR TO MAINTAIN CONTINUITY OF EXISTING MECHANICAL ELECTRICAL AND LIFE SAFETY SYSTEMS DURING CONSTRUCTION. V. CONTRACTOR SHALL MAINTAIN/RESTORE EXISTING INSULATION AND/OR VAPOR RETARDER AFFECTED DURING THE CONSTRUCTION. W. COLOR MATCH CAULK AT ALL WOOD TRIM TO CLOSE GAPS, INCLUDING AT BACKERBOARD, VERTICAL WOOD TRIM, CASING, AND WOOD BASE. A. DIMENSIONS ON FLOOR PLANS ARE TAKEN FROM CENTERLINE OF WALL ASSEMBLY TO CENTERLINE OF WALL ASSEMBLY. B. DIMENSIONING OF EXTERIOR WALLS ARE TAKEN FROM FACE OF CONCRETE FOUNDATION AT LOWER LEVEL AND TO OUTSIDE FACE OF SHEATHING AT UPPER LEVELS. C. DIMENSIONING OF STAIRWELL WALLS AND TOILET ROOMS ARE TAKEN FROM INSIDE FACE OF FINISHED WALL TO INSIDE FACE OF FINISHED WALL WITHIN THE SAME ROOM. WHEN THESE DIMENSIONS ARE IDENTIFIED AS A "CLEAR" DIMENSION, THEY ARE DIMENSIONED TO FINISHED FACE OF TILE OR OTHER WALL FINISHES APPLIED TO THE WALLS WITHIN THAT ROOM. DIMENSIONING NOTES A3.1 1 A3.2 2 A3.2 1 A3.3 1 A5.20 3 A5.21 1 A5.30 1 2 1 4 3 1 A5.01 3 A5.01 2 A5.03 3 A5.03 4 A5.03 1 A5.05 1 A5.04 6 A5.04 1 A5.06 2 A5.06 4 A5.01 4 A5.04 STAIR B 003 STAIR A 007 PARKING GARAGE 001 ELEV LOBBY 005 TRASH 004 5 6 87 9 10 11 12 13 14 15 16 17 18 19 20212223242526272829303132 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 FE-3 FE-3 FE-3 FE-3 FE-3 AREA WELL MECH / ELEC 002 A3.3 4 A3.3 3 A3.3 5 A3.3 7 A3.3 6 2 A5.05 3 A5.05 B C E F D G H I 2 3 4.2 5.5 7 9 10 8 6 1.2 9.2 5 4 A 3'-9"18'-6"27'-8"18'-6"3'-9" 15 ' - 8 " 19 ' - 8 " 18 ' - 5 " 10 ' - 3 " 17 ' - 9 " 10 ' - 1 1 " 7' - 9 " 20 ' - 1 1 " 6' - 5 " 29 ' - 0 " 2' - 1 1 " 13 ' - 0 " 5' - 0 " 3'-9"24'-11"28'-8"28'-8"28'-8"13'-10" 16 ' - 1 1 " 28 ' - 1 1 " 12 ' - 4 " 16 ' - 0 " 12 ' - 4 " 15 ' - 0 " 12 ' - 4 " 43 ' - 4 " 4' - 3 " 8' - 5 " 4' - 3 " 4' - 3 " 1' - 4 " 12 ' - 6 " 23 ' - 6 " 9' - 8 " 18 ' - 6 " 16 ' - 1 1 " 17 8 ' - 4 " 7'-2"20'-11"16'-0"28'-1" 72'-2" D.2 82 ' - 5 " 3'-9"124'-7 1/2" 128'-4 1/2" 3' - 2 1 / 4 " 4'-1"22'-3"27'-8"22'-3" 9' - 9 " 16 ' - 1 1 " 4' - 3 " 30 ' - 1 1 " 76'-3" 10.2 1 A.2 8'-2" MIN. CLEARANCE TO OBSTRUCTIONS ABOVE IN SHADED AREA (INCLUDES MEP & FIRE PROTECTION) FOR ACCESS TO ACCESSIBLE PARKING CIP8 CIP8 005 007A 007C 007B 004 003A 003C 003B 002 001 008 D E S I G N G R O U P ISSUES & REVISIONS COMMISSION NO: DRAWN BY: CHECKED BY: SHEET 767 N. EUSTIS STREET, SUITE 190 ST. PAUL, MINNESOTA 55114 651.642.9200 WWW.POPEDESIGN.COM POPE DESIGN GROUP NO T F O R C O N S T R U C T I O N 0"1/2"1" TRUE SHEET SCALE DATE 1/6/2026 9:58:01 AMAutodesk Docs://77732-25047 Saint Therese - Corcoran Phase 2 Pre-Design/77732-25047_Saint Therese Corcoran Phase 2_R25.rvt A2.2 LOWER LEVEL FLOOR PLAN HC/CS ER/HN 77732-25047 CORCORAN PHASE 2 19800 79TH PLACE CORCORAN, MN 55340 NORTH FLOOR PLAN KEY NOTES 1/8" = 1'-0"A2.2 1 LOWER LEVEL FLOOR PLAN DD PRICING SET 12-16-2025 42 DN W D RE F . DW REF. W D W D WD WDWD RE F . W D REF.DW DW REF. DW REF. DW REF. DW REF. DW A3.1 1 A3.2 2 A3.2 1 A8.04 A3.3 1 A5.21 2 A5.20 1 A5.30 2 1 A5.01 3 A5.01 1 A5.03 2 A5.03 3 A5.03 5 A5.03 4 A5.03 1 A5.05 1 A5.04 6 A5.04 1 A5.06 2 A5.06 3 A5.04 2 A5.04 4 A5.01 4 A5.04 A8.2 STAIR B 103 MECH 106 TRASH 104 ELEC/ DATA 105 UNIT F2 1101 UNIT F2 1102 UNIT S 1104 UNIT C (TYPE A) 1106 STAIR A 107 UNIT F 1108 UNIT F3 1107 VESTIBULE 112STORAGE 111 HSKP 109 TLT 108 TLT 110 PODCAST 113 UNIT E 1103 GREEN HOUSE 116 COMMUNITY ROOM 115 MECH 114 CORRIDOR 101 CORRIDOR 120 A2.1 6 A2.6 1 A3.1 2 A3.1 3 A3.1 6 A3.1 5 A3.3 4 A3.3 3 A3.3 5 A3.3 7 A3.3 6 A2.6 2 2 A5.05 4 A5.05 5 A5.05 6 A5.05 7 A5.05 8 A5.05 9 A5.05 3 A5.05 B C E F D G H I 2 3 4.2 5.5 7 9 10 8 6 1.2 9.2 5 4 A 4' - 3 " 8' - 5 " 8' - 6 " 9' - 6 " 13 ' - 1 0 " 5' - 9 " 8' - 1 0 " 3' - 6 " 8' - 0 " 8' - 0 " 6' - 2 " 6' - 2 " 7' - 6 " 7' - 5 3 / 4 " 3' - 8 1 / 2 " 8' - 7 1 / 2 " 4' - 5 1 / 4 " 8' - 5 " 12 ' - 0 " 10 ' - 4 " 8' - 0 " 8' - 5 " 8' - 6 " 4' - 3 " 16 ' - 1 1 " 43 ' - 2 1 / 4 " 12 ' - 4 " 14 ' - 1 1 3 / 4 " 12 ' - 4 " 16 ' - 0 " 12 ' - 4 " 29 ' - 1 " 16 ' - 1 1 " 15 ' - 8 " 19 ' - 8 " 18 ' - 5 " 10 ' - 3 " 17 ' - 9 " 10 ' - 1 1 " 7' - 9 " 20 ' - 1 1 " 6' - 5 " 29 ' - 0 " 2' - 1 1 " 13 ' - 0 " 5' - 0 " 17 8 ' - 4 " 22'-3"27'-8"22'-3" 4'-0" 7'-1"7'-2" 4'-0" 7'-0"13'-8"7'-0" 4'-0" 7'-2"7'-1" 4'-0" 3'-9"18'-6"27'-8"18'-6"3'-9" 72'-2" 4' - 3 " 16 ' - 1 1 " 37 ' - 8 " 27 ' - 7 1 / 8 " 10 ' - 9 7 / 8 " 12 ' - 6 " 23 ' - 8 " 9' - 4 " 18 ' - 8 " 16 ' - 1 1 " 4' - 3 " 5' - 3 7 / 8 " 5 ' - 6 " 8' - 1 " 4 ' - 5 " 8 ' - 1 " 18 ' - 3 " 6' - 8 " 9' - 5 " 9' - 3 " 8' - 5 " 8' - 6 " 4 ' - 3 " 4' - 3 " 8 ' - 6 " 8' - 5 " 10 ' - 6 " 19 ' - 5 " 7' - 9 " 7' - 4 " 4'-0" 7'-6"7'-0" 3'-9" 7'-0"13'-8"7'-0" 3'-9" 7'-0"7'-6" 4'-0" 22'-3"27'-8"22'-3" SEE LANDSCAPE FOR GREEN ROOF AND ROOF TOP PATIO DESIGN SEE LANDSCAPE FOR GREEN ROOF DESIGN D.2 72'-2" 10.2 58 ' - 1 0 " 96 ' - 1 7 / 8 " 35'-4"50'-8 1/4"43'-4" 3'-9"24'-11"28'-8"28'-8"28'-8"13'-10" 3' - 8 3 / 8 " 13 ' - 7 3 / 8 " 4'-10 3/8" 7'-0"7'-0"7'-0"7'-0" 2'-5 5/8" 2'-7 3/4" 3'-6" 4'-0" 3'-6" 4'-0" 3'-6"17'-3 1/2"7'-0" 5'-3" 4'-2" 6'-8"6'-8"6'-8"6'-8"6'-8" 5'-10" 12'-7"6'-3"7'-0"7'-0" 2'-6" 2'-8" 3'-6" 4'-0" 3'-6" 4'-0" 3'-6"12'-6" 35'-4"33'-8" SEE LANDSCAPE FOR GREEN ROOF AND ROOF TOP PATIO DESIGN 4'-2" 6'-8" 6'-8"6'-8"6'-8"6'-8" 5'-10" 43'-4" 24 ' - 8 " 2' - 4 " 17'-2 7/8" 12 ' - 0 " 27 ' - 0 " 1 A.2 120C 120B H151 105104 106 W6BX S R W6BX S R W6BX S R W6BX S R W3BX S RW3BX S R W3BX S R W3BX S R W3BX S R W3BX S R W3BX S R W6BX S R W6BX S R W6B W3CX FS1 W3B 39 ' - 1 1 5 / 8 " 50 ' - 1 1 1 / 4 " 35 ' - 7 5 / 8 " 9' - 0 1 / 2 " 47 ' - 0 " 39 ' - 1 1 3 / 4 " 9' - 0 1 / 2 " 9' - 4 5 / 8 " 37 ' - 5 7 / 8 " 38 ' - 0 1 / 8 " 8' - 1 0 1 / 4 " 39 ' - 9 7 / 8 " 28'-4"8'-3"28'-2 5/8" 1/8" = 1'-0"A2.3 1 FIRST LEVEL FLOOR PLAN D E S I G N G R O U P ISSUES & REVISIONS COMMISSION NO: DRAWN BY: CHECKED BY: SHEET 767 N. EUSTIS STREET, SUITE 190 ST. PAUL, MINNESOTA 55114 651.642.9200 WWW.POPEDESIGN.COM POPE DESIGN GROUP NO T F O R C O N S T R U C T I O N 0"1/2"1" TRUE SHEET SCALE DATE 1/6/2026 9:58:05 AMAutodesk Docs://77732-25047 Saint Therese - Corcoran Phase 2 Pre-Design/77732-25047_Saint Therese Corcoran Phase 2_R25.rvt A2.3 FIRST LEVEL FLOOR PLAN HC/CS ER/HN 77732-25047 CORCORAN PHASE 2 19800 79TH PLACE CORCORAN, MN 55340 NORTH SEE SHEET A2.2 FOR FLOOR PLAN GENERAL NOTES DD PRICING SET 12-16-2025 43 W D RE F . DW REF. W D REF. W D W D WD WDWD W D REF. DW DW DW REF. DW REF. DW REF. DW REF. DW A3.1 1 A3.2 2 A3.3 1 A5.20 2 A5.21 3 A5.30 3 1 A5.03 2 A5.03 3 A5.03 5 A5.03 4 A5.03 1 A5.04 6 A5.04 3 A5.04 2 A5.04 4 A5.01 4 A5.04 STAIR B 203 MECH 206 TRASH 204 ELEC/ DATA 205 UNIT F2 2101 UNIT F2 2102 UNIT S 2104 UNIT C 2106 STAIR A 207 UNIT F 2108 UNIT F3 2107 UNIT E 2103 CORRIDOR 201 UNIT E 2105 ROOF BELOW A3.3 4 A3.3 3 A3.3 5 A3.3 7 A3.3 6 B C E D 2 3 4.2 5.5 7 9 10 8 6 1.2 9.2 5 4 A D.2 10.2 4' - 3 " 16 ' - 1 1 " 43 ' - 2 1 / 4 " 12 ' - 4 " 14 ' - 1 1 3 / 4 " 12 ' - 4 " 16 ' - 0 " 12 ' - 4 " 29 ' - 1 " 16 ' - 1 1 " 15 ' - 8 " 19 ' - 8 " 18 ' - 5 " 10 ' - 3 " 17 ' - 9 " 10 ' - 1 1 " 7' - 9 " 20 ' - 1 1 " 6' - 5 " 29 ' - 0 " 2' - 1 1 " 13 ' - 0 " 5' - 0 " 17 8 ' - 4 " 72'-2" 4' - 3 " 16 ' - 1 1 " 41 ' - 1 1 " 12 ' - 6 " 21 ' - 8 " 12 ' - 6 " 23 ' - 8 " 9' - 4 " 18 ' - 8 " 16 ' - 1 1 " 4' - 3 " 22'-3"27'-8"22'-3" 72'-2" 18 2 ' - 7 " 8' - 5 " 8' - 6 " 9' - 6 " 13 ' - 1 0 " 5' - 9 " 8' - 1 0 " 3' - 6 " 8' - 0 " 8' - 0 " 6' - 2 " 6' - 2 " 7' - 6 " 7' - 5 3 / 4 " 3' - 8 1 / 2 " 8' - 7 1 / 2 " 4' - 5 1 / 4 " 8' - 5 " 12 ' - 0 " 10 ' - 4 " 8' - 0 " 8' - 5 " 8' - 6 " 1 4' - 3 " 8 ' - 6 " 8' - 5 " 10 ' - 6 " 21 ' - 5 " 10 ' - 0 " 4' - 6 " 8 ' - 0 " 5' - 6 " 10 ' - 8 " 5' - 6 " 8' - 1 " 4 ' - 5 " 8 ' - 1 " 18 ' - 3 " 6' - 8 " 9' - 5 " 9' - 3 " 8' - 5 " 8' - 6 " 4'-0" 7'-6"7'-0" 3'-9" 7'-0"13'-8"7'-0" 3'-9" 7'-0"7'-6" 4'-0" 22'-3"27'-8"22'-3" 3'-9"18'-6"27'-8"18'-6"3'-9" 72'-2" A.2 4'-0" 7'-1"7'-2" 4'-0" 7'-0"13'-8"7'-0" 4'-0" 7'-2"7'-1" 4'-0" W6BX S R W6BX S R W6BX S R W6BX S R FE-1 W3BX S RW3BX S R W6BX S R W3BX S R W3BX S R W3BX S R W3BX S R FE-1 W3BX S R W3BX S R W6BX S R W6BX S R W6B W3CXW3B 204 206205 FE-1 39 ' - 1 1 5 / 8 " 50 ' - 1 1 1 / 4 " 35 ' - 7 5 / 8 " 9' - 0 1 / 2 " 47 ' - 0 " 39 ' - 1 1 3 / 4 " 9' - 0 1 / 2 " 9' - 4 5 / 8 " 37 ' - 9 1 / 8 " 38 ' - 0 1 / 8 " 8' - 7 " 39 ' - 9 7 / 8 " 28'-2 3/8"8'-3 1/4"28'-2 3/8" D E S I G N G R O U P ISSUES & REVISIONS COMMISSION NO: DRAWN BY: CHECKED BY: SHEET 767 N. EUSTIS STREET, SUITE 190 ST. PAUL, MINNESOTA 55114 651.642.9200 WWW.POPEDESIGN.COM POPE DESIGN GROUP NO T F O R C O N S T R U C T I O N 0"1/2"1" TRUE SHEET SCALE DATE 1/6/2026 9:58:06 AMAutodesk Docs://77732-25047 Saint Therese - Corcoran Phase 2 Pre-Design/77732-25047_Saint Therese Corcoran Phase 2_R25.rvt A2.4 SECOND LEVEL FLOOR PLAN HC/CS ER/HN 77732-25047 CORCORAN PHASE 2 19800 79TH PLACE CORCORAN, MN 55340 1/8" = 1'-0"A2.4 1 SECOND LEVEL FLOOR PLAN NORTH SEE SHEET A2.2 FOR FLOOR PLAN GENERAL NOTES DD PRICING SET 12-16-2025 44 UP W D RE F . DW REF. W D REF. W D W D WD WDWD W D REF. DW DW DW REF. DW REF. DW REF. DW REF. DW DN W D RE F . DW REF. W D REF. W D W D WD WDWD W D REF. DW DW DW REF. DW REF. DW REF. DW REF. DW A3.1 1 A3.3 1 A5.20 4 A5.21 4 A5.30 4 1 A5.03 2 A5.03 3 A5.03 5 A5.03 4 A5.03 1 A5.04 6 A5.04 3 A5.04 2 A5.04 4 A5.01 4 A5.04 STAIR B 303 MECH 306TRASH 304 ELEC/ DATA 305 UNIT F2 3101 UNIT F2 3102 UNIT S 3104 UNIT C 3106 STAIR A 307 UNIT F 3108 UNIT F3 3107 UNIT E 3103 CORRIDOR 301 UNIT E 3105 A3.3 4 A3.3 3 A3.3 5 A3.3 7 A3.3 6 B C D 2 3 4.2 5.5 7 9 10 8 6 1.2 9.2 5 4 A D.2 10.2 1 A.2 A3.1 1 A3.2 2 A3.3 1 A5.20 5 A5.21 5 A5.30 5 1 A5.03 2 A5.03 3 A5.03 5 A5.03 4 A5.03 1 A5.04 6 A5.04 3 A5.04 2 A5.04 4 A5.01 4 A5.04 STAIR B 403 MECH 406TRASH 404 ELEC/ DATA 405 UNIT F2 4101 UNIT F2 4102 UNIT S 4104 UNIT C 4106 STAIR A 407 UNIT F 4108 UNIT F3 4107 UNIT E 4103 CORRIDOR 1121 UNIT E 4105 A3.3 4 A3.3 3 A3.3 5 A3.3 7 A3.3 6 B C D 2 3 4.2 5.5 7 9 10 8 6 1.2 9.2 5 4 A A4.1 2 D.2 10.2 1 A.2 1/8" = 1'-0"A2.5 1 THIRD LEVEL FLOOR PLAN 1/8" = 1'-0"A2.5 2 FOURTH LEVEL FLOOR PLAN D E S I G N G R O U P ISSUES & REVISIONS COMMISSION NO: DRAWN BY: CHECKED BY: SHEET 767 N. EUSTIS STREET, SUITE 190 ST. PAUL, MINNESOTA 55114 651.642.9200 WWW.POPEDESIGN.COM POPE DESIGN GROUP NO T F O R C O N S T R U C T I O N 0"1/2"1" TRUE SHEET SCALE DATE 1/6/2026 9:58:09 AMAutodesk Docs://77732-25047 Saint Therese - Corcoran Phase 2 Pre-Design/77732-25047_Saint Therese Corcoran Phase 2_R25.rvt A2.5 THIRD AND FOURTH LEVEL FLOOR PLAN HC/CS ER/HN 77732-25047 CORCORAN PHASE 2 19800 79TH PLACE CORCORAN, MN 55340 NORTH NORTH SEE SHEET A2.4 FOR THIRD AND FOURTH LEVEL DIMENSIONS, WALL TYPES, ECT. SEE SHEET A2.2 FOR FLOOR PLAN GENERAL NOTES DD PRICING SET 12-16-2025 45 EXTERIOR MATERIAL FINISH SCHEDULE MATERIAL ID MATERIAL MANUFACTURER FINISH COLOR LOCATION / COMMENTS BRICK-1 THIN BRICK VENEER CORONADO WIRECUT BLACK FOREST MORTAR: PRISM P9140 SLATE GRAY. REF ELEVS & DETAILS FOR SOLDIER COURSE LOCATIONS. NOTE: THE "BASIS OF DESIGN" MATERIALS FOR THE PROJECT ARE LISTED ON THE SCHEDULE ABOVE. SEE SPECIFICATIONS FOR ADDITIONAL MATERIAL INFORMATION AND OTHER APPROVE D SUBSTITUTIONS. PCAST - 1 PRECAST STONE SILLS CREAM STONE SILL, PROVIDE STEEL ANGLE FOR SUPPORT STN - 2 FCB - 1 FCB - 2 STONE VENEER FIBER CEMENT BOARD WITH REVEALS CORONADO 6" SPLIT LIMESTONE CREAM SILL INCLUDED UNLESS PCAST-1 IS NOTED. PROVIDE MOUNTING PLAQUES FOR LIGHT FIXTURES, HOSE BIBS, ETC. JAMES HARDIE SMOOTH EVENING BLUE JAMES HARDIE PANEL WITH POWDER COATED TAMLYN REVEAL SYSTEM TO MATCH. FIBER CEMENT BOARD & BATTEN JAMES HARDIE SMOOTH IRON GRAY JAMES HARDIE PANEL WITH POWDER COATED TAMLYN REVEAL SYSTEM TO MATCH. COMP - 1 AFS FLASH - 1 COMPOSITE WINDOW SILL FLASHING ALUMINUM STOREFRONT FRAMES PRECAST CONCRETE PAVERSCPAV-1 WND - 1 AFS-1 WINDOW FSC - 1 FIBER CEMENT FASCIA JAMES HARDIE SMOOTH IRON GRAY FLASH - 1 CAP FLASHING PREFINISHED METAL CHARCOAL GRAY / SIERRA TAN SHNGL - 1 ASPHALT SHINGLE CHARCOAL FIRESTONE UNA-CLAD GRAPHITESTRUCTUREWORKS PERGOLAS BAL - 1 ALUMINUM SUSPENDED DECK COMP - 2 COMPOSITE WOOD CLAM SHELLTREX ENHANCE UNIT DECK FLOOR TIMBERLINE HDZGAF ALL ROOF ACCESSORIES TO MATCH. GRAY AT BRICK/DARK SIDING LOCATIONS. TAN AT STONE/LIGHT SIDING LOCATIONS. WHITE BLACK REF PLANS FOR SIZE AND LOCATIONS. WHITEPELLAVINYL FCB - 3 FIBER CEMENT BOARD WITH REVEALS JAMES HARDIE SMOOTH KHAKI BROWN JAMES HARDIE PANEL WITH POWDER COATED TAMLYN REVEAL SYSTEM TO MATCH. PERG - 1 CUSTOM PERGOLA BLACKSTRUCTUREWORKS ALUMINUM INCLUDE AURA RECESSED DOWNLIGHT, FAN BLOCK, AND SHADEFLEX CANOPY (FULL COLOR OPTIONS). OWNER APPROVAL OF EXTERIOR DESIGN AND MATERIALS: SCHEMATIC DESIGN PHASE: OWNER SIGNATURE:DATE: DESIGN DEVELOPMENT PHASE: OWNER SIGNATURE:DATE: CONSTRUCTION DOCUMENT PHASE: OWNER SIGNATURE:DATE: CONSTRUCTION ADMIN. PHASE: OWNER SIGNATURE:DATE: 01 FIRST LEVEL 100'-0" SECOND LEVEL 111'-11 5/8" THIRD LEVEL 122'-11 1/2" ROOF TRUSS BRG 142'-11 3/4" FOURTH LEVEL 133'-11 3/8" LOWER LEVEL 88'-0" AREA WELL FCB-3 FSC-1 SHNGL-1 FCB-2 FCB-3 BRICK-1 BRICK-1 STN-2 FLASH-1 FSC-1 AFS-1 AFS-1 FSC-1 FLASH-1 AFS-1 BRICK-1 W1 W3 W1 W2 W2 W1 W3 W1 2 A5.05 4 A5.05 5 A5.05 6 A5.05 3 A5.05 SF-1 SF-1 SF-1 SF-2 SF-3 SF-4 SF-6 SF-1 SF-1 SF-1 SF-1 SF-1 SF-1 W1 W3 W1 W2 W2 W1 W3 W1 W1 W3 W1 W2 W2 W1 W3 W1 W1 W3 W1 W2 W2 W1 W3 W1 PERG-1 PROPOSED LOCATION FOR ON- BUILDING LIGHTED SIGNAGE (SAINT THERESE LOGO) EXTERIOR WALL SCONCES 01 FIRST LEVEL 100'-0" SECOND LEVEL 111'-11 5/8" 01 FIRST LEVEL 100'-0" SECOND LEVEL 111'-11 5/8" 01 FIRST LEVEL 100'-0" SECOND LEVEL 111'-11 5/8" 7 A5.05 SF-7 01 FIRST LEVEL 100'-0" SECOND LEVEL 111'-11 5/8" 8 A5.05 SF-5 EXISTINGNEW ADDITION A3.1 3 A3.1 2 A3.2 2 A3.3 6 A3.1 1 A3.3 3 A3.3 4 A3.3 1 A3.3 5 A3.3 7 A3.2 1 A3.1 5 A3.1 6 D E S I G N G R O U P ISSUES & REVISIONS COMMISSION NO: DRAWN BY: CHECKED BY: SHEET 767 N. EUSTIS STREET, SUITE 190 ST. PAUL, MINNESOTA 55114 651.642.9200 WWW.POPEDESIGN.COM POPE DESIGN GROUP NO T F O R C O N S T R U C T I O N 0"1/2"1" TRUE SHEET SCALE DATE 1/6/2026 9:58:10 AMAutodesk Docs://77732-25047 Saint Therese - Corcoran Phase 2 Pre-Design/77732-25047_Saint Therese Corcoran Phase 2_R25.rvt A3.1 EXTERIOR ELEVATIONS, EXTERIOR MATERIAL FINISH SCHEDULE HC/CS ER/HN 77732-25047 CORCORAN PHASE 2 19800 79TH PLACE CORCORAN, MN 55340 1/8" = 1'-0"A3.1 1 SOUTH BUILDING ELEVATION 1/8" = 1'-0"A3.1 2 AMENITY SPACE - SOUTH WEST 1/8" = 1'-0"A3.1 3 AMENITY SPACE - SOUTH EAST 1/8" = 1'-0"A3.1 5 AMENITY SPACE - NORTH WEST 1/8" = 1'-0"A3.1 6 AMENITY SPACE - NORTH EAST 1" = 40'-0"A3.1 4 KEY PLAN - EXTERIOR ELEVATIONS DD PRICING SET 12-16-2025 46 01 FIRST LEVEL 100'-0" SECOND LEVEL 111'-11 5/8" THIRD LEVEL 122'-11 1/2" ROOF TRUSS BRG 142'-11 3/4" FOURTH LEVEL 133'-11 3/8" LOWER LEVEL 88'-0" 1 A5.01 3 A5.01 1 A5.03 1 A5.05 1 A5.04 4 A5.04 STN-2 FCB-3 FCB-2BAL-1 BRICK-1 BRICK-1 FCB-3SHNGL-1 FSC-1 FLASH-1 W1 W3 W1 W2 W2 W1 W2 W1 4 A5.055 A5.05 6 A5.05 SF-1 SF-1 SF-1 SF-1 SF-1 SF-1 SF-1 SF-4 SF-3 SF-2 SF-1 SF-1 SF-1 SF-1 SF-1 W1 W3 W1 W2 W2 W1 W2 W1 W1 W3 W1 W2 W2 W1 W2 W1 W1 W3 W1 W2 W2 W1 W2 W1 EXTERIOR WALL SCONCES 2 A5.03 3 A5.03 5 A5.03 4 A5.03 6 A5.04 3 A5.04 2 A5.04 4 A5.01 W2W2 W2 W2 W1 W3 W1 W2 W2 FCB-2 FCB-3 FCB -1 SHNGL-1 STN-2 FCB-3 STN-2 FCB-3 STN-2 ?FCB-3 FCB-2FSC-1FSC-1 BRICK-1BRICK-1 BRICK-1 BRICK-1 BAL-1 W2W2 W2 W2 W1 W3 W1 W2 W2 W2W2 W2 W2 W1 W3 W1 W2 W2 W2W2 W2 W1 W3 W1 W2 W2 W3 W3 W3 W1 W1 W1 PROPOSED MEP ENCLOSURE - COMPOSITE FENCE TO MATCH EXISTING EXISTINGNEW ADDITION A3.1 3 A3.1 2 A3.2 2 A3.3 6 A3.1 1 A3.3 3 A3.3 4 A3.3 1 A3.3 5 A3.3 7 A3.2 1 A3.1 5 A3.1 6 1/8" = 1'-0"A3.2 2 EAST BUILDING ELEVATION 1/8" = 1'-0"A3.2 1 NORTH BUILDING ELEVATION D E S I G N G R O U P ISSUES & REVISIONS COMMISSION NO: DRAWN BY: CHECKED BY: SHEET 767 N. EUSTIS STREET, SUITE 190 ST. PAUL, MINNESOTA 55114 651.642.9200 WWW.POPEDESIGN.COM POPE DESIGN GROUP NO T F O R C O N S T R U C T I O N 0"1/2"1" TRUE SHEET SCALE DATE 1/6/2026 9:58:13 AMAutodesk Docs://77732-25047 Saint Therese - Corcoran Phase 2 Pre-Design/77732-25047_Saint Therese Corcoran Phase 2_R25.rvt A3.2 EXTERIOR ELEVATIONS HC/CS ER/HN 77732-25047 CORCORAN PHASE 2 19800 79TH PLACE CORCORAN, MN 55340 1" = 40'-0"A3.2 3 KEY PLAN - EXTERIOR ELEVATIONS DD PRICING SET 12-16-2025 47 01 FIRST LEVEL 100'-0" SECOND LEVEL 111'-11 5/8" THIRD LEVEL 122'-11 1/2" ROOF TRUSS BRG 142'-11 3/4" FOURTH LEVEL 133'-11 3/8" LOWER LEVEL 88'-0" BRICK-1 FCB-3 01 FIRST LEVEL 100'-0" SECOND LEVEL 111'-11 5/8" THIRD LEVEL 122'-11 1/2" ROOF TRUSS BRG 142'-11 3/4" FOURTH LEVEL 133'-11 3/8" LOWER LEVEL 88'-0" BRICK-1 STN-2 01 FIRST LEVEL 100'-0" SECOND LEVEL 111'-11 5/8" THIRD LEVEL 122'-11 1/2" ROOF TRUSS BRG 142'-11 3/4" FOURTH LEVEL 133'-11 3/8" LOWER LEVEL 88'-0" BRICK-1 STN-2 01 FIRST LEVEL 100'-0" SECOND LEVEL 111'-11 5/8" THIRD LEVEL 122'-11 1/2" ROOF TRUSS BRG 142'-11 3/4" FOURTH LEVEL 133'-11 3/8" LOWER LEVEL 88'-0" FCB-2 BRICK-1 01 FIRST LEVEL 100'-0" SECOND LEVEL 111'-11 5/8" THIRD LEVEL 122'-11 1/2" ROOF TRUSS BRG 142'-11 3/4" FOURTH LEVEL 133'-11 3/8" LOWER LEVEL 88'-0" BRICK-1 FCB-2 01 FIRST LEVEL 100'-0" SECOND LEVEL 111'-11 5/8" THIRD LEVEL 122'-11 1/2" ROOF TRUSS BRG 142'-11 3/4" FOURTH LEVEL 133'-11 3/8" LOWER LEVEL 88'-0" FCB-2 SHNGL-1FCB-3 FCB -1 STN-2 FCB-3 STN-2 FCB-3 STN-2 FCB -1 FCB-3 FCB-2FSC-1BAL-1 FSC-1 BRICK-1 BRICK-1 AREA WELL BRICK-1 BRICK-1 W3 W2 W2 W1 W3 W2 W1 W3 W2W1W2W1W2 W3 W2 W2 W1 W3 W2 W1 W3 W2W1W2W1W2 W3 W2 W2 W1 W3 W2 W1 W3 W2W1W2W1W2 W3 W2 W2 W1 W3 W2 W1 W3 W2W1W2W1W2 EXTERIOR WALL SCONCES (TYP). EXISTINGNEW ADDITION A3.1 3 A3.1 2 A3.2 2 A3.3 6 A3.1 1 A3.3 3 A3.3 4 A3.3 1 A3.3 5 A3.3 7 A3.2 1 A3.1 5 A3.1 6 1/8" = 1'-0"A3.3 1 WEST BUIDLING ELEVATION D E S I G N G R O U P ISSUES & REVISIONS COMMISSION NO: DRAWN BY: CHECKED BY: SHEET 767 N. EUSTIS STREET, SUITE 190 ST. PAUL, MINNESOTA 55114 651.642.9200 WWW.POPEDESIGN.COM POPE DESIGN GROUP NO T F O R C O N S T R U C T I O N 0"1/2"1" TRUE SHEET SCALE DATE 1/6/2026 9:58:17 AMAutodesk Docs://77732-25047 Saint Therese - Corcoran Phase 2 Pre-Design/77732-25047_Saint Therese Corcoran Phase 2_R25.rvt A3.3 EXTERIOR ELEVATIONS HC/CS ER/HN 77732-25047 CORCORAN PHASE 2 19800 79TH PLACE CORCORAN, MN 55340 1/8" = 1'-0"A3.3 3 TYP. FCB BUMPOUT WITH LOUVER 1/8" = 1'-0"A3.3 4 TYP. STONE BUMPOUT WITH LOUVER 1/8" = 1'-0"A3.3 5 TYP. STONE BUMPOUT 1/8" = 1'-0"A3.3 6 TYP. BRICK TO FCB BUMPOUT 1/8" = 1'-0"A3.3 7 TYP. BUMPOUT AT GARAGE 1" = 40'-0"A3.3 2 KEY PLAN - EXTERIOR ELEVATIONS DD PRICING SET 12-16-2025 48 STAFF REPORT Agenda Item: 6.b Council Meeting: February 5, 2026 Prepared By: Dwight Klingbeil, Planner Topic: M&J Creekside Vineyard Variance Action Required: Summary Margaret and John Fernandez, the applicants, request approval of an after-the-fact variance to allow an existing accessory structure to remain in its current location, which is within the minimum setback area of the Shoreland Overlay District. Recommendation Staff recommend approval of the draft resolution, approving the variance with the conditions of approval as presented by staff. Council Action Approval Attachments 1. 2026-02-06 PC Report - MJ Creekside Variance.pdf 49 Page 1 of 6 STAFF REPORT Planning Commission Meeting: February 6, 2026 Prepared By: Dwight Klingbeil Topic: M&J Creekside Variance (PID 08-119-23-23-0017) (City File No. 25-026) Action Required: Recommendation 1. Application Request Margaret and John Fernandez, the applicants, request approval of an after-the-fact variance to allow an existing accessory structure to remain in its current location, which is within the minimum setback area of the Shoreland Overlay District. 2. Background Concept Plan The Council reviewed a conceptual version of this application during the September 26, 2024, City Council meeting. This concept plan was reviewed against the Conditional Home Occupation License standards, as well as the Event Center standards. This review revealed that the proposed use did not quite fit within any of the allowed uses within the zoning district, and multiple variances and conditions would be required to allow the wine tasting room to operate on their property. Zoning Ordinance Amendment Following staff and Council review of the Concept Plan, it was recommended that the applicants request an amendment to the Zoning Ordinance to establish Agribusinesses as an allowed use in the Rural Residential district. The public hearing for this request was held during the June 5, 2025, Planning Commission meeting, and reviewed and adopted by the City Council during the June 23, 2025, meeting. Site Plan & Interim Use Permit In the fall of 2025, the Planning Commission and City Council reviewed a Site Plan and Interim Use Permit for an agribusiness operation known as M&J Creekside Vineyard. During the review process, staff identified an existing pole barn that did not comply with the minimum setback requirements for unsewered structures within the Shoreland Figure 1 Site Location 50 Page 2 of 6 Overlay District. On October 23, 2025, the City Council approved the Site Plan and Interim Use Permit with the condition that the nonconforming structure either be relocated to meet the minimum setback requirements or obtain an after-the-fact variance. Building Permit In 2015, the previous property owner applied for a building permit for the construction of a 978 square foot pole barn. The site plan submitted with the permit application indicated that the structure would be located behind the existing dwelling and would comply with the required setback standards. However, the pole barn was ultimately constructed within the side yard, approximately 42 feet from the ordinary high-water level of Rush Creek, where a minimum of 100 feet is required. The building was inspected by the City’s Building Official, who verified that the structure met the applicable Building Code requirements. Review of the zoning requirements was outside of the scope of that inspection. The City did not require an as-built survey at that time which would have been the best mechanism to catch the discrepancy in the building location. The current property owners purchased the property in 2019. 3. Context Zoning and Land Use The site is comprised of two parcels that the applicants plan to combine. One 5.84-acre parcel (PID 08-119-23-23-0017) and one 1.92-acre parcel (PID 08-119-23-23-0018). The site is guided Rural/Ag Residential and zoned Rural Residential (RR). With its proximity to Rush Creek, significant portions of the property are located within the Shoreland Overlay District, which has additional requirements beyond the RR District Figure 2 Site Plan from 2015 building permit 51 Page 3 of 6 standards. The parcel is currently used as a residence with vineyards for wine making. The site is located outside of the Metropolitan Urban Service Area (MUSA). Surrounding Properties All surrounding properties are all located outside of the MUSA. All surrounding properties are guided for Rural/Ag Residential and zoned Rural Residential (RR). The properties to the north and east are used for residential purposes, the property to the south is used for Agricultural Residential, and the property to the west is a heavily wooded vacant lot owned by the applicant. Natural Characteristics of the Site Most of the western parcel, along with the northwestern areas of the eastern parcel, are covered by a mature tree canopy. The property is bifurcated by Rush Creek, resulting in significant portions of the site being subject to the Shoreland Overlay District requirements. The Natural Resource Inventory map in the 2040 Comprehensive Plan identifies a High-Quality Natural Community in the western parcel, as well as a greenway corridor along Rush Creek. In addition, substantial portions of the site are located within the floodplain. 4. Analysis Planning staff coordinated review of the request for consistency with the Comprehensive Plan, Zoning Ordinance, City Code requirements, and City policies. The City Engineer’s comments are incorporated into this staff report, their detailed comments are included in the attached memos, and the approval conditions require compliance with the memo. Figure 3 Natural Resource Inventory Map 52 Page 4 of 6 A. Level of City Discretion in Decision-Making The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that the variance standards have been met. Conditions can be applied to mitigate the impact of granting the variance. B. Consistency with Ordinance Standards Variance The applicant requests approval of a variance to allow an existing accessory structure to remain in its current location within the required setback of the Shoreland Overlay District. Section 1050.020 Subd. 5.C. of the Zoning Ordinance establishes minimum setback requirements for structures within the Shoreland Overlay District and requires all unsewered structures to be located at least 100 feet from tributary rivers and streams. The subject accessory structure is located approximately 42 feet from the ordinary high-water level of Rush Creek and does not meet this standard. Pursuant to Section 1070.040, Subd. 2(B), the burden of proof is on the applicant to show that all variance criteria is satisfied. The criteria is as follows: A. That there are practical difficulties in complying with the Zoning Ordinance. Practical difficulties exist in complying with the Zoning Ordinance, as compliance would require the structure to be relocated to another area of the property. Relocation of this structure would necessitate the removal and reestablishment of Figure 4 Site Layout 53 Page 5 of 6 areas currently used for the vineyard. Due to the extent of floodplain and tree coverage, there are no other suitable locations for the vineyard. B. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The conditions for this variance request was not created by the applicant, but by the previous property owner who constructed the accessory structure in a nonconforming location. The circumstances are unique to this parcel, as the structure cannot be relocated without displacing the existing vineyard for the applicant’s agribusiness operation. Because of constraints on the property, there are no alternative locations on the property where the vineyard could be reasonably relocated. C. That the granting of the variation will not alter the essential character of the locality. The granting of this variation will not alter the essential character of the locality, as the structure has existed in its current location for more than a decade without harm to the character of the area. Approval of the variance would not expand or intensify the nonconformity but would formalize an existing condition. D. The variance is consistent with the Comprehensive Plan. If granted, this variance would maintain an existing condition for a structure that is compatible with the types of uses anticipated in the Rural/Ag Residential land use guidance. E. The City may impose conditions on the variance to address the impact of the variance. Staff recommends an additional condition of approval limiting the use of this structure to storage only. The Interim Use Permit approved in 2025 allowed one interior space for patron use associated with the vineyard. This space will be provided by a new, separate structure on the property. This condition would further formalize this agreement by ensuring the subject structure is not utilized for additional patron or assembly space which was not approved within this structure. Summary 54 Page 6 of 6 Staff reviewed the request for a variance from the minimum setback requirements for unsewered structures in the Shoreland Overlay District with the applicable standards outlined in the Comprehensive Plan and Zoning Ordinance and found that the applicable standards have been met with the proposed conditions of approval. However, if the Planning Commission finds that the Variance standards have not been met, they should consider what conditions could be added to meet these standards or recommend denial. 5. Recommendation Staff recommend approval of the draft resolution, approving the variance with the conditions of approval as presented by staff. Attachments: 1. Draft Resolution 2026- Approving the variance for an existing pole barn constructed within the minimum setback area of the Shoreland Overlay District 2. Applicant’s variance narrative received December 15, 2025 3. Engineer Memo dated January 26, 2026 4. Site Plan received July 15, 2025 55 City of Corcoran February 26, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 1 of 3 Motion By: Seconded By: APPROVING A VARIANCE FOR AN ACCESSORY STRUCTURE AT 23020 COUNTY ROAD 30 (PID 08-119-23-23-0017) (CITY FILE 25-026) WHEREAS, Margaret and John Fernandez (“the applicant”) requested approval of a variance to allow an accessory structure to remain within the minimum setback area of the Shoreland Overlay District on the property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the request at a duly called public hearing and recommended approval. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions: 1. A variance is approved to allow an existing accessory structure to remain within the minimum setback distance of the Shoreland Overlay District as shown on application materials and plans received by the City on July 15, 2025, with additional information received on July 16, 2025, and August 4, 2025, except as amended by this resolution. 2. The applicant must comply with all conditions in the City Engineer’s Memo dated January 26, 2026. a. The applicant must provide hydraulic models of drainage area confirm that the building construction within the floodway creates a no rise scenario from the drainage that existed prior to its construction. i. If this analysis fails to show a no rise scenario, the applicant shall work with the City Engineers to bring the structure into compliance with applicable requirements. 3. Grading plan must be reviewed and approved by the City Engineer prior to issuance of any building permits. 4. A variance is approved from Section 1050.020 Subd. 5.C. to allow an existing accessory structure to remain in a location that is within the minimum setback area of the Shoreland Overlay District subject to the finding that the applicable criteria in Section 1070.040 (Variances) of the Corcoran Zoning Ordinance has been satisfied. Specifically: a. There are practical difficulties in complying with the Zoning Ordinance. Relocating the structure to a compliant location would require the removal or displacement of established vineyards, which cannot reasonably be relocated elsewhere on the property due to site constraints. 56 City of Corcoran February 26, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 2 of 3 b. The conditions upon which the petition is based are unique to this property. Requirements of the Shoreland Overlay District and the Floodplain District, as well as other physical characteristics of the site constrain the available buildable area and limit feasible locations of both the structure and the vineyard. c. The condition was not created by the property owner, as the structure was constructed prior to their ownership of the property. d. The granting of the variation will not alter the essential character of the locality. The structure has existed in its current location since 2015 and is consistent with other accessory buildings in the surrounding area. e. The granting of the variation is consistent with the type of structures anticipated for the Rural/Ag Residential land use guidance. f. The structure shall only be used for dead storage. The structure is not to be used as an interior space for patrons of the vineyard. g. The approval of the variance is subject to the other items in this resolution and applicable conditions. 5. The applicant shall record this resolution with Hennepin County and provide proof of recording to the City. 6. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 26th day of February, 2026. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 57 City of Corcoran February 26, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 3 of 3 ATTACHMENT A Lot 8, Block 2, Oak Hollow 58 59 Memo To: Kevin Mattson, PE Public Works Director/City Engineer Lauren Letsche, Engineering Development Supt. From: Steve Hegland, PE Project: M&J Winery Variance Plan Review Date: January 26, 2026 Exhibits: This Memorandum is based on a review of the following document: 1. Plans for Pole Shed Variance labeled Creekside Vineyard Dated 12/9/2025 2. Application for Variance Comments: General: 1. The comments provided are specific to the variance application and the site plan shall still be responsible for addressing the comments which were provided at the time of the site plan approval. Wetlands/Stormwater 1. The approved site plan indicated a disturbance of less than 1-acre which is below the threshold to require City of Corcoran, Watershed or MPCA stormwater improvements. This variance requires does not appear to impact the disturbance area. 2. The existing building is outside of the delineated wetland. Grading/Floodplain 1. FEMA 100-year floodplain (Zone AE) is mapped on the property at elevations ranging from 975 to 973. The existing building appears to be located within the FEMA floodway. 2. The floodway through the parcel appears to be shifted east of the actual channel based on Hennepin County aerial imagery. The building appears to be located within both the floodway and floodplain. 3. As the building is located within the mapped floodway, the applicant should provide the necessary engineering analysis to confirm that the building construction within the floodway creates a no rise scenario for the drainage area. This will require verification with the hydraulic models confirming that the construction of the shed allows for a no rise scenario from what existed prior to its construction. End of Comments 60 61 ..\..\..\..\..\Pictures\Screenshot_1.png ..\..\Renderings (1)\Renderings\Design Details PRO PLUS PRO LITE ROOT\PROPLUSDetials.png APPLICATION: PARKING LOT, RV PARKING, PARKING PADS, DRIVEWAYS 1. BASE DEPTH AND PREPARATION IS DEPENDENT ON SITE CONDITIONS PLUS LOADING REQUIREMENTS. 2. THE TRUEGRID PRO PLUS PRODUCT EXCEEDS H-20/HS-20 COMPRESSION LOAD TESTING. CHECK OTHER SITE CONDITIONS AND SYSTEM COMPONENT REQUIREMENTS TO MEET H-20/HS-20 LOADING. 3.SEEDING METHOD: FILL SOIL/GROWING MEDIA TO TOP OF GRID. APPLY SEEDING OR HYDROSEEDING PER MANUFACTURERS' (BY OTHERS) REQUIRED APPLICATION RATES. 4. SOD INSTALLATION METHOD: FILL TOPSOIL/GROWING MEDIA HALF-WAY (~1") WITHIN TRUEGRID AND PRESS IN SOD SO THAT TOP OF GRID IS AT SOIL/ROOT LEVEL AND ONLY THE GRASS BLADES EXTEND ABOVE THE GRID. 5. GEOTEXTILE FABRIC RECOMMENDED AND MAY BE REQUIRED BETWEEN SUB-GRADE & BASE FOR CERTAIN SOILS AND SITE SPECIFIC REQUIREMENTS. FOR CERTAIN SOILS AND SITE SPECIFIC REQUIREMENTS. 6. NO STAKING NECESSARY WITH TRUEGRID PRO PLUS WHEN SLOPE IS BELOW 3 DEGREES. ASSESS PROJECT, AS NEEDED. 7. TRUEGRID PRO PLUS IS ADA COMPLIANT WITH PROPER FILL MATERIAL. 8.ALTERNATIVE ENGINEERED BASE MIXES CAN BE USED PROVIDED THEY PROMOTE GRASS GROWTH, HAVE ADEQUATE VOID SPACE FOR DRAINAGE, AND PROVIDE REQUIRED STRUCTURAL SUPPORT. 9. THIS CROSS SECTION IS FOR INFORMATION ONLY. REVSIZE SCALE DRAWN BY: CHECKED BY: FILE I.D.: APPROVED BY: DO NOT SCALE DRAWING AA B C D B C D 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 NOTES: J. Thethy 2/28/2020 1 OF 11:1.5 D TGFB-GRS-ML 05 DATE: DATE: DATE: UNLESS OTHERWISE SPECIFIED: DIMENSIONS ARE IN INCHES DRAWING NUMBER: APPROVAL INFORMATION SHEETREVISION REV 05 J. Thethy TRUEGRID PRO PLUS GRASS FILL MEDIUM LOADUPDATED NOTES, FLAG NOTES, DRAWING 2/28/2020 C. White 2/28/2020 CLIENT / PROJECT PROPRIETARY DESIGN RIGHTS NOTICE: THIS DESIGN WAS ORIGINATED BY AND IS THE EXCLUSIVE PROPERTY OF TRUEGRID. IT IS DISCLOSED IN CONFIDENCE WITH THEUNDERSTANDING THAT NO REPRODUCTIONOR OTHER USE OF THE INFORMATION ISAUTHORIZED WITHOUT SPECIFIC AGREEMENT IN WRITING BY TRUEGRID. 8" MIN PREPARED SUBGRADE 1.8" TRUEGRID PERMEABLE PAVING SYSTEM GRASS FILL MEDIUM LOAD TRUEGRID PRO PLUS GEOTEXTILE FABRIC. SEE NOTE #5 ADJOINING FINISH GRADE TRUEGRID SURFACE FLUSH OR SLIGHTLY RECESSED SEE DRAWING TG-EDGE-OPTS FOR EDGING OPTIONS GRASS (SEEDED OR SODDED) WITH ONLY GRASS BLADES ABOVE GRID TOPSOIL/GROWING MEDIA OR SOD ROOT MASS AND SOIL FILLED TO TOP OF GRID CLASS 5 ENGINEERED BASE: COMPACTED 3/4" MINUS SANDY-GRAVEL BASE MATERIAL. COMMON ROADBASE FROM NON-RECYCLED SOURCES TRUEGRID BLOCK REFERENCE VIEW PREASSEMBLED & DELIVERED IN 4' X 4' SHEET. RECONFIGURED AS NEEDED.NO EXTRA TOOLING OR ACCESSORIES REQUIRED DRAWN CHECKED APPROVED DATE ANGULERIS TECHNOLOGIES TRUE GRID 7/1/2024TRUE GRID 1-855-355-4743 TRUEGRIDPAVER.com MANUFACTURED IN NORTH AMERICA 62 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 63 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X ●● ● ● ● ● ● ● ● ● ●●●●●●●● ● ● ●●●●● ● ● ● ● ● ● ●●●● ● ● ● ● ● ● ● ● ● ● ●●●X ●● 64 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 65 STAFF REPORT Agenda Item: 7.a Council Meeting: February 5, 2026 Prepared By: Dwight Klingbeil, Planner Topic: City Council Report - Council Liaison Vehrenkamp Action Required: Council Action 66 STAFF REPORT Agenda Item: 7.b Council Meeting: February 5, 2026 Prepared By: Dwight Klingbeil, Planner Topic: Planning Project Update Action Required: Council Action Attachments 1. 2026-02-05 Planning Project Update.pdf 67 Page 1 of 2 MEMO Meeting Date: February 5, 2026 To: Planning Commission From: Dwight Klingbeil Re: Planning Project Update Projects/comments in blue italics are new. The following is a status summary of active planning projects: 1. M&J Creekside Interim Use Permit & Site Plan (PID 08-119-23-23-0017) (City File 25-026). Margaret and John Fernandez request approval of a site plan and interim use permit to allow the operation of a wine tasting room at 23020 County Road 30. The operation would consist of wine sales, production, and processing. This item was reviewed by the City Council during the October 23, 2025, regular session. After some discussion, the Council approved the IUP and Site Plan with the conditions that the maximum number of guests be limited to 88, the hours of operation be limited to 12pm-9pm Thursday through Saturday, and 12pm-6pm on Sundays, and additional screening to be provided along the northwest and south sides of the parking lot. The applicants have also requested approval of an after-the-fact variance from the Shoreland Overlay District standards for a structure that was constructed within the minimum setback area from Rush Creek. This is complete for City review and is scheduled for the February 5, 2026, Planning Commission meeting. 2. Phil’s Quality Auto Site Plan & Variance (PID 26-119-23-11-0029) (City File 25- 030). Phil’s Quality Auto request approval of a Site Plan and Variance to allow the expansion of their parking lot within the minimum front yard setback area at 7590 Commerce Street. This item was reviewed and approved by the City Council during the November 25, 2025, meeting. Following the meeting, the applicant met with staff to discuss the project further. The applicant submitted a request for additional variance from the setback requirements and drive aisle width for paving and expanding the parking areas on the lot. The public hearing for this item was held during the January 68 Page 2 of 2 6, 2026, Planning Commission meeting. After some discussion, the Commission motioned to recommend approval of the request. This item approved by the Council on January 22, 2026. 3. Woodland Hills Easement Vacation (PID 36-119-23-33-0037) (City File 25-042). Hanson Builders request vacation of a portion of a drainage and utility easement located at 19714 63rd Place. Council approved this item during the January 8, 2026, meeting. 4. St. Therese Phase 2 Site Plan (PID 24-119-23-32-0004) (City File 25-043). Saint Therese of Corcoran submitted a site plan for phase 2 of their campus, which would consist of 36 additional units at 19800 79th Place. This item is complete for City review and is scheduled for the February 6, 2026, Planning Commission meeting. 5. Kariniemi Orchards Preliminary Plat (PID 11-119-23-21-0002) (City File 25-044). Nate Kariniemi submitted a preliminary plat application for a 12-lot subdivision at 20400 County Road 30. This item is incomplete for City Review and is not currently scheduled for any upcoming City meetings. 6. Continental Springs Concept Plan (PID 12-119-23-13-0007) (City File 25-045). Ebert Companies and Continental Properties submitted a conceptual master plan for a mixed-use development containing 294 market-rate units and 34.5 acres that would be preserved for future commercial development at 19330 County Road 30. Council reviewed the concept and provided informal feedback during the January 22, 2026, Regular Session. The applicant will be holding a neighborhood meeting in the Council Chambers at 5:30pm on February 6, 2026. 69 STAFF REPORT Agenda Item: 8.a Council Meeting: February 5, 2026 Prepared By: Dwight Klingbeil, Planner Topic: Commissioner Liaison Calendar Action Required: Council Action Attachments 1. 02-05-2026 Commissioner Liaison Calendar.pdf 70 Suggested City Council Meetings: 2/12/2026 2/26/2026 3/12/2026 3/26/2026 4/9/2026 4/23/2026 Zachman Brummond Hargreaves Kozicky Lind Zachman Commissioner Liaison Calendar 71